South Buffalo Multifamily Investment
63 Carlyle Avenue Buffalo, NY 14220
63 Carlyle Avenue, Buffalo, NY, 14220
$275,000
Pending
For Sale
$275,000
Pending
MULTI_FAMILY - Other - Buffalo, NY
Property Size1,998 SF
Lot Size0.11 Acres
Days on Market52
Property Features for 63 Carlyle Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 2
- Rooms
- Bathroom 2, Bedroom 1, Bedroom 4, Bedroom 2, Basement, Bathroom 1, Bedroom 3
- Patio and Porch features
- Porch
- Interior features
- CeilingFans, NaturalWoodwork
- Appliances
- GasWaterHeater
- Standard status
- Pending
- APN
- 140200-133-750-0003-001-000
- Size
- 1,998 SF
- Lot size
- 0.11 Acres
Taxes and HOA fees
- Tax Annual Amount
- 3156
Utilities
- Heating system
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1910
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Tile, Varies, Vinyl, Hardwood
- Building materials
- CompositeSiding
- Roof type
- Shingle, Asphalt
- Architectural style
- Other
Listing Agency
Keller Williams Realty Lancaster
(716) 324-2300
3400 Southwestern Blvd., Elma, NY
Listed by
Ryan Daley · License #10301215815
(716) 949-5189
Added: May 28 Checked: Jul 18 at 6:06 am
MLS# B1685104
Listing URL
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located in South Buffalo, this multifamily property at 63 Carlyle Avenue features two units, each with two bedrooms and two bathrooms. The property is professionally owned and maintained. The upper unit has been fully renovated, and cosmetic updates have been made throughout both units. The property includes a two-car detached garage with a new architectural roof and green space behind it. The full basement provides separate laundry amenities and storage options. The property size is 1998 square feet, situated on a 0.11-acre lot. This tenant-occupied property is presented as a turnkey investment opportunity.
Key Highlights
- 2/2 double with both units fully tenant occupied
- Upper unit fully renovated with multiple cosmetic updates throughout both units
- Full basement with separate laundry amenities and storage options
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $30.0k | $15.00 |
| − Vacancy | −$1.6k | −$0.83 |
| EGI | $28.3k | $14.17 |
| − OpEx | −$8.5k | −$4.25 |
| NOI | $19.8k | $9.92 |
1,998 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$283.2K
$247.8K – $330.4K
NOI $19,825 @ 7.0% cap · market cap 7.21%
Second Best
Apartment 5plus
$260.9K
$228.3K – $304.3K
NOI $18,260 @ 7.0% cap · market cap 6.64%
Theoretical Best
Office A
$480.5K
$420.4K – $560.6K
NOI $33,634 @ 7.0% cap · market cap 12.23%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Turnkey, tenant-occupied duplex in prime South Buffalo neighborhood.
Where is this duplex located?
The property is located at 63 Carlyle Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2/2 double with both units fully tenant occupied; Upper unit fully renovated with multiple cosmetic updates throughout both units; Full basement with separate laundry amenities and storage options
