Two-Unit Duplex on Wooded
New
For Sale
$129,900
6316A Patchin Road, Boston, NY 14025
Residential, Boston, NY
Property Size1,600 SF
Lot Size1.08 Acres
Price / SF$81.19
Days on Market6
Property Features for 6316A Patchin Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 1
Patio and Porch features
Deck
Interior features
CeilingFans, PullDownAtticStairs, SlidingGlassDoors
Exterior features
Deck
Appliances
ElectricWaterHeater
Subdivision
Holland Land Company's Su
Lot features
Agricultural, Irregular Lot, Wooded
Elementary school district
Hamburg
Middle school district
Hamburg
High school district
Hamburg
Standard status
Active
APN
142600-226-000-0003-010-120
Size
1,600 SF
Lot size
1.08 Acres
Taxes and HOA fees
Tax Annual Amount
4464
Utilities
Heating system
Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1975
Floors in Building
2
Number of units
2
Flooring type
Carpet, Varies, Vinyl
Building materials
WoodSiding, CopperPlumbing
Roof type
Asphalt, Shingle, Metal
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 662-0449
Listed By:
Jason Mears · License #10401250064
(716) 207-2205
Added: Sep 30
Changed: Oct 4
Last Checked: Oct 5 at 4:06AM
MLS# B1718833
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.
This duplex contains two distinct living areas, each with one bedroom and one full bathroom. The 1,600-square-foot property was built in 1975 and includes a deck, sliding glass doors, ceiling fans, and pull-down attic stairs. Heating is natural gas baseboard, and the water supply is public. The home has wood siding and a combination of vinyl and carpet flooring; the roof materials include shingle, metal, and asphalt. Extensive renovation is needed.
Set back from the road, the property occupies a 1.08-acre lot with partial tree cover. It is in the Hamburg School District and is minutes from the Village of Hamburg, where shops, restaurants, parks, and community amenities are located. Major roadways and the surrounding Southtowns are also accessible.
Set back from the road, the property occupies a 1.08-acre lot with partial tree cover. It is in the Hamburg School District and is minutes from the Village of Hamburg, where shops, restaurants, parks, and community amenities are located. Major roadways and the surrounding Southtowns are also accessible.
Key Highlights
- Two living areas, each with 1 bedroom and 1 full bath
- 1.08‑acre lot set back from the road with partial tree cover
- 1,600 square feet; built in 1975
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
$10,288
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
7.92%
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%
$205,760
$205.8K
Cap Rate 7%
$146,971
$147.0K
Cap Rate 9%
$114,311
$114.3K
Market Conditions
NOI Build-Up for 1,600 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
$22.1K $13.80/SF
− Vacancy
−$7.4K −$4.61/SF
EGI
$14.7K $9.19/SF
− OpEx
−$4.4K −$2.76/SF
NOI
$10.3K $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%
$205,760
Cap Rate 7%
$146,971
Cap Rate 9%
$114,311
Alternative Uses
Best Use
Multifamily LT 5
$147.0K
$128.6K – $171.5K
NOI $10,288 @ 7.0% cap · market cap 7.92%
Second Best
Apartment 5plus
$132.0K
$115.5K – $154.0K
NOI $9,238 @ 7.0% cap · market cap 7.11%
Theoretical Best
Office A
$349.8K
$306.1K – $408.1K
NOI $24,484 @ 7.0% cap · market cap 18.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Explore this area
Business Placement
Demographics for 14025, NY
2,996
Population
1,692
Households
1.8
Avg Household Size
46
Median Age
42%
College-Educated
97%
High-School Grad
21.0 sq mi
ZIP Area
143
Density / Sq Mi
$109,542
Median Household Income
$62,121
Median Earnings
$950
Median Rent
$237,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate one-bedroom living areas sit on a partially wooded parcel with a deck.
Where is this duplex located?
The property is located at 6316A Patchin Road Boston, NY.
What is the asking price?
The asking price for this property is $129,900.
What are key features of this property?
This property features: Two living areas, each with 1 bedroom and 1 full bath; 1.08‑acre lot set back from the road with partial tree cover; 1,600 square feet; built in 1975
