Two-Unit Cape Cod
For Sale
$249,900
62 Maple Ave, Hamburg, NY 14219
Two-bedroom units feature hardwood floors and individual storage within a full basement.
Property Size1,884 SF
Days on Market8
Property Features for 62 Maple Ave
General Information
Standard status
Active
Size
1,884 SF
Property subtype
Multi Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,580
Building Details
Building Size
1,884 SF
Year Built
1950
Buildings
1
Units
2
Construction
Cape Cod
Listing Agency:
eXp Realty
(716) 940-2591
Listed By:
Marcy Dexheimer Wangelin
(716) 940-2591
Source:
Elliman
Added: Aug 13
Changed: Aug 16
Last Checked: Aug 19 at 12:42PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This two-unit Cape Cod duplex at 62 Maple Ave includes two separate residences, each with two bedrooms and one full bathroom. Both apartments feature hardwood flooring and their own storage area in the full basement. The building combines a yellow-brick and vinyl-sided exterior with a wide concrete driveway, a detached brick garage, and additional off-street parking.
Separate heating systems and individual gas and electric meters support independent utility management for each unit. The basement also provides space for a workshop or utility equipment. Built in 1950, the property is positioned on a quiet street in Hamburg, with major highways, shopping centers, restaurants, and everyday services described as minutes away. A bike score of 35 and walk score of 18 indicate a somewhat bikeable, car-dependent setting.
Separate heating systems and individual gas and electric meters support independent utility management for each unit. The basement also provides space for a workshop or utility equipment. Built in 1950, the property is positioned on a quiet street in Hamburg, with major highways, shopping centers, restaurants, and everyday services described as minutes away. A bike score of 35 and walk score of 18 indicate a somewhat bikeable, car-dependent setting.
Key Highlights
- Two‑unit duplex with two bedrooms and one full bathroom in each apartment
- Yellow‑brick and vinyl siding exterior with wide concrete driveway
- Full basement provides separate storage areas plus workshop or utility space
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
$12,114
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
4.85%
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%
$242,280
$242.3K
Cap Rate 7%
$173,057
$173.1K
Cap Rate 9%
$134,600
$134.6K
Market Conditions
NOI Build-Up for 1,884 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
$26.0K $13.80/SF
− Vacancy
−$8.7K −$4.61/SF
EGI
$17.3K $9.19/SF
− OpEx
−$5.2K −$2.76/SF
NOI
$12.1K $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 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%
$242,280
Cap Rate 7%
$173,057
Cap Rate 9%
$134,600
Alternative Uses
Best Use
Multifamily LT 5
$173.1K
$151.4K – $201.9K
NOI $12,114 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$155.4K
$136.0K – $181.3K
NOI $10,878 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$411.9K
$360.4K – $480.5K
NOI $28,830 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
347
Businesses Nearby
Explore this area
Business Placement
Demographics for 14219, NY
11,593
Population
5,612
Households
2.1
Avg Household Size
42
Median Age
21%
College-Educated
94%
High-School Grad
6.9 sq mi
ZIP Area
1,680
Density / Sq Mi
$75,465
Median Household Income
$45,957
Median Earnings
$928
Median Rent
$181,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom units feature hardwood floors and individual storage within a full basement.
Where is this duplex located?
The property is located at 62 Maple Ave Hamburg, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms and one full bathroom in each apartment; Yellow‑brick and vinyl siding exterior with wide concrete driveway; Full basement provides separate storage areas plus workshop or utility space
