Two-Unit Property with
For Sale
$195,000
Pending
68 Arthur St, Buffalo, NY 14207
Upper- and lower-level residences each offer three bedrooms and an eat-in kitchen.
Property Size1,720 SF
Days on Market315
Property Features for 68 Arthur St
General Information
Standard status
Pending
Size
1,720 SF
Total Parking Spaces
2
Property subtype
Other
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,587
Amenities
Gas
Partial
3
Laminate, Carpet
Asphalt
Deck
Deck. Fenced Yard.
2 Garage Spaces. Concrete Driveway, Garage.
Stone
Rectangular
90X87
Deck-Covered, Garage. Rectangular.
Building Details
Year Built
1910
Listing Agency:
Murchie Real Estate, LLC
Listed By:
Rebecca Ciarrocca
(716) 565-6270
Source:
Xome
Added: Oct 25, 2025
Changed: Sep 2
Last Checked: Sep 4 at 2:15AM
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 Murchie Real Estate, LLC
Investment Insights
Based on property information with market context.
This two-unit residential property is arranged as upper and lower apartments, with each residence offering 3 bedrooms, a dining room, living room, eat-in kitchen, small pantry, and 1 full bath. The building dates to 1910 and includes laminate and carpet flooring, gas service, and deck space.
The sale includes two separate parcels at 68 Arthur St in Buffalo’s Riverside neighborhood. A detached 2-car garage, concrete driveway, newer white vinyl fencing, and a partially enclosed yard are included. The property also features an asphalt exterior surface and a rectangular site configuration.
The sale includes two separate parcels at 68 Arthur St in Buffalo’s Riverside neighborhood. A detached 2-car garage, concrete driveway, newer white vinyl fencing, and a partially enclosed yard are included. The property also features an asphalt exterior surface and a rectangular site configuration.
Key Highlights
- Two residential units in an upper‑and‑lower layout
- Each unit includes 3 bedrooms and 1 full bath
- Eat‑in kitchen, dining room, living room, and pantry in each unit
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
$17,067
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
8.75%
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%
$341,340
$341.3K
Cap Rate 7%
$243,814
$243.8K
Cap Rate 9%
$189,633
$189.6K
Market Conditions
NOI Build-Up for 1,720 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
$25.8K $15.00/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$24.4K $14.17/SF
− OpEx
−$7.3K −$4.25/SF
NOI
$17.1K $9.92/SF
Area
Buffalo, NY
Vacancy
5.50%
Lease Rate
$15.00 /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%
$341,340
Cap Rate 7%
$243,814
Cap Rate 9%
$189,633
Alternative Uses
Best Use
Multifamily LT 5
$243.8K
$213.3K – $284.5K
NOI $17,067 @ 7.0% cap · market cap 8.75%
Second Best
Apartment 5plus
$224.6K
$196.5K – $262.0K
NOI $15,720 @ 7.0% cap · market cap 8.06%
Theoretical Best
Office A
$413.6K
$361.9K – $482.6K
NOI $28,954 @ 7.0% cap · market cap 14.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
Explore this area
Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
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 - Upper- and lower-level residences each offer three bedrooms and an eat-in kitchen.
Where is this duplex located?
The property is located at 68 Arthur St Buffalo, NY.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: Two residential units in an upper‑and‑lower layout; Each unit includes 3 bedrooms and 1 full bath; Eat‑in kitchen, dining room, living room, and pantry in each unit
