Updated 2-Unit
58 Viola Drive, Cheektowaga, NY 14227
For Sale
$271,900
Separate utilities and individual basement storage serve both residences.
Property Size2,040 SF
Days on Market23
Property Features for 58 Viola Drive
General Information
Standard status
Size
Property subtype
Units
Multifamily Units
Individually Metered Utilities
Additional Details
Tenant in Place
Taxes and HOA fees
Annual Taxes
Amenities
fully fenced backyard
dry basement
outdoor storage shed
washer/dryer
Building Details
Building Size
Year Built
Buildings
Listing Agency:
Howard Hanna WNY Inc.
Listed By:
Sarah M Robitaille · License #10301200505
(716) 208-3332
Source:
Highfallssir
Added: Oct 17
Changed: Nov 6
Last Checked: Nov 6 at 2:16PM
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 Howard Hanna WNY Inc.
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Review the available facts, identify missing information and prepare questions for the agent.
Investment Insights
Based on property information with market context.
This 1967 duplex contains two separate residences with independent utilities. Unit A is occupied on a month-to-month tenancy. Unit B has updated kitchen appliances, bathrooms, windows, doors, lighting, and plumbing fixtures, and includes a washer and dryer.
Both units have dry basements with sump pumps and their own outdoor storage sheds. Property improvements include a replacement roof and gutters completed in 2024, glass block basement windows, a new hot water tank, updated shut-off valves, and select mechanical work.
Both units have dry basements with sump pumps and their own outdoor storage sheds. Property improvements include a replacement roof and gutters completed in 2024, glass block basement windows, a new hot water tank, updated shut-off valves, and select mechanical work.
Key Highlights
- Two‑unit duplex built in 1967
- Separate utilities for each unit
- Both residences have dry basements with sump pumps
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$13,117
Cap Rate
4.82%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$262,340
$262.3K
Cap Rate 7%
$187,386
$187.4K
Cap Rate 9%
$145,744
$145.7K
Market Conditions
NOI Build-Up for 2,040 SF
Gross rent
$28.2K $13.80/SF
− Vacancy
−$9.4K −$4.61/SF
EGI
$18.7K $9.19/SF
− OpEx
−$5.6K −$2.76/SF
NOI
$13.1K $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 Rate 5%
$262,340
Cap Rate 7%
$187,386
Cap Rate 9%
$145,744
Alternative Uses
Best Use
Multifamily LT 5
$187.4K
$164.0K – $218.6K
NOI $13,117 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$168.3K
$147.2K – $196.3K
NOI $11,778 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$446.0K
$390.2K – $520.3K
NOI $31,217 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
286
Businesses Nearby
Explore this area
Business Placement
Demographics for 14227, NY
23,130
Population
10,476
Households
2.2
Avg Household Size
48
Median Age
26%
College-Educated
95%
High-School Grad
8.2 sq mi
ZIP Area
2,821
Density / Sq Mi
$67,349
Median Household Income
$46,627
Median Earnings
$1,084
Median Rent
$190,400
Median Home Value
Market
Average Price Trend$/SF for Duplexes in Erie County, NY
Properties on Market for Duplexes in Erie County
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Separate utilities and individual basement storage serve both residences.
Where is this duplex located?
The property is located at 58 Viola Drive Cheektowaga, NY.
What is the asking price?
The asking price for this property is $271,900.
What are key features of this property?
This property features: Two‑unit duplex built in 1967; Separate utilities for each unit; Both residences have dry basements with sump pumps
