Renovated Duplex with Separate
For Sale
$199,900
Pending
76 Bush Street, Buffalo, NY 14207
Residential, Buffalo, NY
Property Size1,846 SF
Lot Size0.06 Acres
Days on Market52
Property Features for 76 Bush Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 4, Bathroom 1
Parking features
On Street
Window features
Drapes
Patio and Porch features
Porch, Patio
Interior features
WindowTreatments
Exterior features
Fence, Patio
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Parish
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Find 76 Bush St via Amherst St from Elmwood Ave or Grant St/Military Rd.
Standard status
Pending
APN
140200-088-280-0001-021-000
Size
1,846 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
1580
Utilities
Heating system
Forced Air, Hot Water(Heating), Natural Gas, Baseboard
Water source
Public
Amenities
covered front porch
fully fenced and landscaped backyard
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet, Varies
Building materials
AtticCrawlHatchwaysInsulated, SprayFoamInsulation, VinylSiding, CopperPlumbing
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Maywalt Realty Group
(716) 874-4000
Listed By:
Michael F Maywalt Sr. Sr. · License #37MA1173652
(716) 863-1756
Added: Jul 14
Changed: Sep 1
Last Checked: Sep 3 at 10:06AM
MLS# B1698649
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 1,846-square-foot duplex pairs a renovated two-story front residence with a separate rear apartment. The front unit includes an eat-in kitchen with granite counters, custom cabinetry, stainless-steel appliances, and adjacent laundry space, along with an updated bathroom and dual-zone baseboard heating. The rear unit provides 630 sq. ft. of living area, one bedroom, a walk-in closet, its own entrance, an updated kitchen and bath, and an FHA furnace. It is currently occupied on a month-to-month basis.
Property improvements include new vinyl plank and carpet flooring, replacement windows, a newer tear-off roof, vinyl siding, crawlspace vapor barrier and spray-foam insulation, plus a covered porch and fenced, landscaped backyard. The home is near Amherst Street and Wegmans in Buffalo’s Black Rock neighborhood. On-street parking and public water service are provided.
Property improvements include new vinyl plank and carpet flooring, replacement windows, a newer tear-off roof, vinyl siding, crawlspace vapor barrier and spray-foam insulation, plus a covered porch and fenced, landscaped backyard. The home is near Amherst Street and Wegmans in Buffalo’s Black Rock neighborhood. On-street parking and public water service are provided.
Key Highlights
- 1,846 square feet with two updated apartments
- 630 sq. ft. rear one‑bedroom apartment with separate entrance
- Front unit features granite kitchen counters, custom cabinetry, and stainless‑steel appliances
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
$18,317
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
9.16%
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%
$366,340
$366.3K
Cap Rate 7%
$261,671
$261.7K
Cap Rate 9%
$203,522
$203.5K
Market Conditions
NOI Build-Up for 1,846 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
$27.7K $15.00/SF
− Vacancy
−$1.5K −$0.83/SF
EGI
$26.2K $14.17/SF
− OpEx
−$7.9K −$4.25/SF
NOI
$18.3K $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%
$366,340
Cap Rate 7%
$261,671
Cap Rate 9%
$203,522
Alternative Uses
Best Use
Multifamily LT 5
$261.7K
$229.0K – $305.3K
NOI $18,317 @ 7.0% cap · market cap 9.16%
Second Best
Apartment 5plus
$241.0K
$210.9K – $281.2K
NOI $16,871 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$443.9K
$388.4K – $517.9K
NOI $31,075 @ 7.0% cap · market cap 15.55%
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
949
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 - Two updated units feature refreshed kitchens, modern baths, separate entrances, and a fenced backyard.
Where is this duplex located?
The property is located at 76 Bush Street Buffalo, NY.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 1,846 square feet with two updated apartments; 630 sq. ft. rear one‑bedroom apartment with separate entrance; Front unit features granite kitchen counters, custom cabinetry, and stainless‑steel appliances
