Restored Duplex With
New
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 Market7
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
(716) 471-9266
Listed By:
Matthew J Quagliano · License #40QU0743308
Source:
Skinnercnyrealty
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 30 at 8:32PM
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
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 = 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
$24,052
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
6.50%
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%
$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
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
$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 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%
$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.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
Explore this area
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
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 - 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
