Updated Duplex with Off-Street
For Sale
$249,999
74 Ryan Street, Buffalo, NY 14210
Two vacant units feature remodeled interiors, refreshed mechanical systems, and convenient off-street parking.
Property Size2,400 SF
Days on Market28
Property Features for 74 Ryan Street
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,905
Building Details
Building Size
2,400 SF
Year Built
1920
Listing Agency:
Irish Jones Realty
(716) 245-9469
Listed By:
Matthew Irish-Jones · License #10401329866
(716) 245-9469
Source:
Highfallssir
Added: Jul 29
Changed: Aug 21
Last Checked: Aug 24 at 3:24PM
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 Irish Jones Realty
Investment Insights
Based on property information with market context.
This duplex, built in 1920, has undergone extensive interior and exterior updates. Both units are vacant, allowing immediate occupancy or straightforward repositioning. Improvements include remodeled kitchens and bathrooms, open kitchen layouts with butler pantries, tile backsplashes, updated cabinetry and countertops, newer flooring, and numerous replacement windows. The front porch has also been rebuilt, while newer furnaces address a major building-system component.
Off-street parking adds practical convenience for residents or an owner-occupant. The property is situated near shopping, restaurants, and major transportation routes, providing access to everyday services and regional travel connections.
Off-street parking adds practical convenience for residents or an owner-occupant. The property is situated near shopping, restaurants, and major transportation routes, providing access to everyday services and regional travel connections.
Key Highlights
- Duplex built in 1920 with both units currently vacant
- Remodeled kitchens and bathrooms with updated finishes
- Open kitchen layouts include butler pantries, tile backsplashes, cabinetry, and countertops
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
$21,934
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
8.77%
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%
$438,680
$438.7K
Cap Rate 7%
$313,343
$313.3K
Cap Rate 9%
$243,711
$243.7K
Market Conditions
NOI Build-Up for 2,400 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
$41.8K $17.40/SF
− Vacancy
−$1.9K −$0.78/SF
EGI
$39.9K $16.62/SF
− OpEx
−$17.9K −$7.48/SF
NOI
$21.9K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$438,680
Cap Rate 7%
$313,343
Cap Rate 9%
$243,711
Alternative Uses
Best Use
Multifamily LT 5
$340.2K
$297.7K – $396.9K
NOI $23,814 @ 7.0% cap · market cap 9.53%
Second Best
Apartment 5plus
$313.3K
$274.2K – $365.6K
NOI $21,934 @ 7.0% cap · market cap 8.77%
Theoretical Best
Office A
$577.2K
$505.0K – $673.4K
NOI $40,401 @ 7.0% cap · market cap 16.16%
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
411
Businesses Nearby
Explore this area
Business Placement
Demographics for 14210, NY
15,480
Population
7,813
Households
2
Avg Household Size
36
Median Age
19%
College-Educated
85%
High-School Grad
3.1 sq mi
ZIP Area
4,994
Density / Sq Mi
$51,059
Median Household Income
$31,652
Median Earnings
$925
Median Rent
$124,300
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 - Two vacant units feature remodeled interiors, refreshed mechanical systems, and convenient off-street parking.
Where is this duplex located?
The property is located at 74 Ryan Street Buffalo, NY.
What is the asking price?
The asking price for this property is $249,999.
What are key features of this property?
This property features: Duplex built in 1920 with both units currently vacant; Remodeled kitchens and bathrooms with updated finishes; Open kitchen layouts include butler pantries, tile backsplashes, cabinetry, and countertops
