Renovated Brick
New
For Sale
$869,900
739 Lafayette Avenue, Buffalo, NY 14222
Residential, Buffalo, NY
Property Size3,638 SF
Price / SF$239.11
Days on Market6
Property Features for 739 Lafayette Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
5
Full bathrooms
3
Half bathrooms
2
Rooms
Bedroom 3, Bathroom 3, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 2, Bathroom 5, Bedroom 2, Bathroom 4, Basement
Parking features
Open, Garage
Patio and Porch features
Deck, Patio, Porch
Interior features
Attic, CeilingFans, Storage, NaturalWoodwork, ProgrammableThermostat
Exterior features
Deck, FullyFenced, Patio
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Delaware Ave or Elmwood Ave to Lafayette Ave
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-100-220-0001-079-000
Size
3,638 SF
Taxes and HOA fees
Tax Annual Amount
7244
Utilities
Heating system
Natural Gas, Forced Air, Other (Heating), Zoned
Cooling system
Central Air, Zoned
Water source
Public
Amenities
fireplaces
hardwood floors
lead and stained-glass windows
central A/C
front porch
deck
patio
fenced yard
Building Details
Year built
1900
Floors in Building
3
Number of units
2
Flooring type
Hardwood, Tile, Varies
Building materials
Brick, CompositeSiding, CopperPlumbing, PexPlumbing
Roof type
Slate, Tile
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Gurney Becker & Bourne
(716) 849-1234
Listed By:
Robert L Meredith · License #10311200417
(716) 603-0200
Added: Sep 10
Changed: Sep 14
Last Checked: Sep 15 at 6:06AM
MLS# B1679881
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 brick duplex combines period craftsmanship with substantial updated living areas. The first-floor residence includes two bedrooms, one and a half baths, central air, a front porch, rear Trex deck, updated kitchen, family room, formal living and dining rooms, den, and basement billiard room. The two-story upper residence provides two and a half baths, a den, private porch, updated kitchen with custom cherry cabinetry and stainless-steel appliances, and a primary suite with sunroom, sitting room, and en-suite bath.
Architectural details include oak hardwood floors, natural woodwork, three gas fireplaces, leaded and stained-glass windows, pocket doors, mahogany millwork, a slate roof, and a two-car garage. The property also features a fenced yard, rear patio, basement half bath, public water, zoned heating and cooling, a new boiler installed in 2024, and HVAC updated in 2022. Built in 1900, it is located at 739 Lafayette Avenue in Buffalo, NY 14222.
Architectural details include oak hardwood floors, natural woodwork, three gas fireplaces, leaded and stained-glass windows, pocket doors, mahogany millwork, a slate roof, and a two-car garage. The property also features a fenced yard, rear patio, basement half bath, public water, zoned heating and cooling, a new boiler installed in 2024, and HVAC updated in 2022. Built in 1900, it is located at 739 Lafayette Avenue in Buffalo, NY 14222.
Key Highlights
- Two‑unit duplex with distinct first‑floor and two‑story residences
- Brick construction with slate roof and two‑car garage
- Three gas fireplaces, oak hardwood floors, natural woodwork, and stained‑glass windows
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
$36,098
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
4.15%
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%
$721,960
$722.0K
Cap Rate 7%
$515,686
$515.7K
Cap Rate 9%
$401,089
$401.1K
Market Conditions
NOI Build-Up for 3,638 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
$54.6K $15.00/SF
− Vacancy
−$3.0K −$0.83/SF
EGI
$51.6K $14.17/SF
− OpEx
−$15.5K −$4.25/SF
NOI
$36.1K $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%
$721,960
Cap Rate 7%
$515,686
Cap Rate 9%
$401,089
Alternative Uses
Best Use
Multifamily LT 5
$515.7K
$451.2K – $601.6K
NOI $36,098 @ 7.0% cap · market cap 4.15%
Second Best
Apartment 5plus
$475.0K
$415.6K – $554.2K
NOI $33,249 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$874.9K
$765.5K – $1.02M
NOI $61,241 @ 7.0% cap · market cap 7.04%
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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,432
Businesses Nearby
Explore this area
Business Placement
Demographics for 14222, NY
13,629
Population
7,355
Households
1.9
Avg Household Size
32
Median Age
63%
College-Educated
98%
High-School Grad
1.2 sq mi
ZIP Area
11,358
Density / Sq Mi
$83,692
Median Household Income
$50,045
Median Earnings
$1,168
Median Rent
$408,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Historic character, updated systems, and two distinct residences create a flexible owner-occupied property.
Where is this duplex located?
The property is located at 739 Lafayette Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $869,900.
What are key features of this property?
This property features: Two‑unit duplex with distinct first‑floor and two‑story residences; Brick construction with slate roof and two‑car garage; Three gas fireplaces, oak hardwood floors, natural woodwork, and stained‑glass windows
