Restored Duplex With
For Sale
$369,900
784 Amherst St, Buffalo, NY 14216
1920 duplex featuring updated owner’s quarters, a separate rental unit, and a fenced, landscaped yard.
Property Size2,424 SF
Price / SF$152.60
Days on Market52
Property Features for 784 Amherst St
General Information
Standard status
Active
Size
2,424 SF
Property subtype
Multi-Family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Amenities
garage
fenced yard
upper balcony
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Buffalo Home Sellers LLC
Listed By:
Matthew J Quagliano · License #40QU0743308
(716) 471-9266
Source:
Thejoshjamesteam
Added: Aug 26
Changed: Oct 5
Last Checked: Oct 15 at 3:18AM
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 Buffalo Home Sellers LLC
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Investment Insights
Based on property information with market context.
This 1920 duplex offers 2,424 square feet across two residential units, with finished third-floor space included in the reported area. The upper owner’s residence has three bedrooms, restored oak flooring, original wood trim, updated windows, a refreshed kitchen with new appliances, and a renovated bathroom with a heated floor. A formal dining room connects to a den, and in-unit laundry adds convenience. The first-floor rental has a bright, spacious layout with exposed hardwood flooring and recent wall restoration and paint.
The property sits at 784 Amherst St in Buffalo’s North Buffalo area on a wide, fenced, tree-lined lot. Exterior features include updated roofing, white vinyl siding, an upper balcony, and a well-maintained 2.5-car garage. Separate utilities include hot water boilers, circuit breakers, and glass block windows.
The property sits at 784 Amherst St in Buffalo’s North Buffalo area on a wide, fenced, tree-lined lot. Exterior features include updated roofing, white vinyl siding, an upper balcony, and a well-maintained 2.5-car garage. Separate utilities include hot water boilers, circuit breakers, and glass block windows.
Key Highlights
- Duplex at 784 Amherst St, Buffalo, NY 14216
- 2,424 SF reported area includes finished third‑floor space
- Upper unit includes 3 bedrooms, updated kitchen, renovated bath, den, and in‑unit laundry
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$24,052
Cap Rate
6.50%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$481,040
$481.0K
Cap Rate 7%
$343,600
$343.6K
Cap Rate 9%
$267,244
$267.2K
Market Conditions
NOI Build-Up for 2,424 SF
Gross rent
$36.4K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$34.4K $14.17/SF
− OpEx
−$10.3K −$4.25/SF
NOI
$24.1K $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 Rate 5%
$481,040
Cap Rate 7%
$343,600
Cap Rate 9%
$267,244
Alternative Uses
Best Use
Multifamily LT 5
$343.6K
$300.7K – $400.9K
NOI $24,052 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$316.5K
$276.9K – $369.2K
NOI $22,154 @ 7.0% cap · market cap 5.99%
Theoretical Best
Office A
$582.9K
$510.1K – $680.1K
NOI $40,805 @ 7.0% cap · market cap 11.03%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
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Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - 1920 duplex featuring updated owner’s quarters, a separate rental unit, and a fenced, landscaped yard.
Where is this duplex located?
The property is located at 784 Amherst St Buffalo, NY.
What is the asking price?
The asking price for this property is $369,900.
What are key features of this property?
This property features: Duplex at 784 Amherst St, Buffalo, NY 14216; 2,424 SF reported area includes finished third‑floor space; Upper unit includes 3 bedrooms, updated kitchen, renovated bath, den, and in‑unit laundry
