Building Details

Building Size 1,600 SF

Year Built 1975

Stories 2

Units 2

Listing Agency: WNY METRO ROBERTS REALTY

Listed By: Jason Mears · License #10401250064 Show Phone

Source: Elliman

Added: Oct 1 Changed: Oct 4 Last Checked: Oct 4 at 11:17AM

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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 WNY METRO ROBERTS REALTY

Investment Insights

Based on property information with market context.

The duplex contains two separate living areas, each with one bedroom and one full bathroom. Extensive renovation is needed. Built in 1975, the property sits back from the road on a partially wooded 1-acre parcel.

Located in Boston and within the Hamburg School District, the property is a short drive from the Village of Hamburg’s shops, restaurants, parks, and community amenities. Major roadways and the surrounding Southtowns are also accessible.

Key Highlights

• Two separate residences, each with 1 bedroom and 1 full bath
• Partially wooded 1‑acre lot
• Extensive renovation required

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 (±1% cap)

NOI $10,288 @ 7.0% cap · market cap 7.92%

Second Best

Apartment 5plus

$132.0K

$115.5K – $154.0K (±1% cap)

NOI $9,238 @ 7.0% cap · market cap 7.11%

Theoretical Best

Office A

$349.8K

$306.1K – $408.1K (±1% cap)

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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Current Use

Duplexes

Suggested Use

Top Pick Restaurant Law Firm Electrical Service Storage Facility Grocery & Convenience Store Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Highway access

Yes

Paved road access

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

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Both residences have one bedroom and a full bath and need substantial renovation.

Where is this duplex located?

The property is located at 6316A Patchin Rd A 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 separate residences, each with 1 bedroom and 1 full bath; Partially wooded 1‑acre lot; Extensive renovation required