Updated Duplex with Private
For Sale
$229,000
Pending
570 Broad St, Tonawanda, NY 14150
Updated duplex offers two 2-bedroom units with private entrances, separate gas and electric utilities, and a large garage.
Property Size1,920 SF
Days on Market79
Property Features for 570 Broad St
General Information
Standard status
Pending
Size
1,920 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,582
Amenities
garage
air conditioning
Building Details
Building Size
1,920 SF
Year Built
1890
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
Avant Realty LLC
Listed By:
Charles Glander · License #10491210074
(716) 463-0108
Source:
Elliman
Added: Jun 23
Changed: Aug 26
Last Checked: Sep 8 at 7:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Avant Realty LLC
Investment Insights
Based on property information with market context.
This updated duplex features two spacious 2-bedroom units, each with its own private entrance. The units also have separate gas and electric utilities, supporting independent management and simple utility allocation. A large garage on the property provides additional space for storage, parking, or a workshop setup. The lower unit is equipped with air conditioning for added in-unit comfort.
The home at 570 Broad St in Tonawanda will be delivered vacant, giving the opportunity to occupy one unit while renting the other or leasing both units.
Showings are limited to open houses held Saturday from 1-3 and Sunday from 11-1.
The home at 570 Broad St in Tonawanda will be delivered vacant, giving the opportunity to occupy one unit while renting the other or leasing both units.
Showings are limited to open houses held Saturday from 1-3 and Sunday from 11-1.
Key Highlights
- Updated duplex built in 1890 with two spacious 2‑bedroom units
- Each unit has its own private entrance
- Separate gas and electric utilities for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,345
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.39%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$246,900
$246.9K
Cap Rate 7%
$176,357
$176.4K
Cap Rate 9%
$137,167
$137.2K
Market Conditions
NOI Build-Up for 1,920 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$26.5K $13.80/SF
− Vacancy
−$8.9K −$4.61/SF
EGI
$17.6K $9.19/SF
− OpEx
−$5.3K −$2.76/SF
NOI
$12.3K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$246,900
Cap Rate 7%
$176,357
Cap Rate 9%
$137,167
Alternative Uses
Best Use
Multifamily LT 5
$176.4K
$154.3K – $205.8K
NOI $12,345 @ 7.0% cap · market cap 5.39%
Second Best
Apartment 5plus
$158.4K
$138.6K – $184.8K
NOI $11,085 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$419.7K
$367.3K – $489.7K
NOI $29,381 @ 7.0% cap · market cap 12.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
Explore this area
Business Placement
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex offers two 2-bedroom units with private entrances, separate gas and electric utilities, and a large garage.
Where is this duplex located?
The property is located at 570 Broad St Tonawanda, NY.
What is the asking price?
The asking price for this property is $229,000.
What are key features of this property?
This property features: Updated duplex built in 1890 with two spacious 2‑bedroom units; Each unit has its own private entrance; Separate gas and electric utilities for each unit
