Updated Duplex with
For Sale
$369,900
784 Amherst Street, Buffalo, NY 14216
Residential Income, Buffalo, NY
Property Size2,400 SF
Price / SF$154.13
Days on Market51
Property Features for 784 Amherst Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 4
Interior features
Entrance Foyer
Fireplace
1
Subdivision
Park Meadow
High school district
BUFFALO CITY SCHOOL DISTRICT
Directions
From Delaware or Elmwood to Amherst Street
Standard status
Active
Size
2,400 SF
Taxes and HOA fees
Tax Annual Amount
3163
Utilities
Heating system
Natural Gas, Hot Water(Heating)
Water source
Public
Building Details
Year built
1920
Floors in Building
3
Flooring type
Hardwood
Building materials
Vinyl Siding
Listing Agency:
BUFFALO HOME SELLERS LLC
(716) 838-0957
Listed By:
Matt Quagliano
(716) 471-9266
Added: Jul 17
Changed: Sep 4
Last Checked: Sep 5 at 3:06PM
MLS# 11894303
Copyright © 2026 My State MLS. 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.
Built in 1920, this 2,400-square-foot duplex combines an updated exterior with carefully refreshed interior spaces. The upper owner’s unit includes bright living areas, a formal dining room connected to a den, a cabinet-rich kitchen with newer appliances, in-unit laundry, and a renovated bathroom with tiled finishes and a heated floor. Hardwood flooring, updated windows, and natural-gas hot-water heating are among the property’s features. A separate first-floor rental offers spacious living areas and a recently painted interior.
The property includes a wide fenced yard, updated roof, white vinyl siding, and a 2.5-car garage. Separate modern utilities support the two units, while public water serves the building. Located at 784 Amherst Street in Buffalo’s North Buffalo area, the duplex also includes a fireplace and an entrance foyer.
The property includes a wide fenced yard, updated roof, white vinyl siding, and a 2.5-car garage. Separate modern utilities support the two units, while public water serves the building. Located at 784 Amherst Street in Buffalo’s North Buffalo area, the duplex also includes a fireplace and an entrance foyer.
Key Highlights
- 2,400‑square‑foot duplex built in 1920
- 2.5‑car garage with wide, fenced yard
- Separate modern utilities for the two units
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
$23,814
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
6.44%
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%
$476,280
$476.3K
Cap Rate 7%
$340,200
$340.2K
Cap Rate 9%
$264,600
$264.6K
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
$36.0K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$34.0K $14.17/SF
− OpEx
−$10.2K −$4.25/SF
NOI
$23.8K $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%
$476,280
Cap Rate 7%
$340,200
Cap Rate 9%
$264,600
Alternative Uses
Best Use
Multifamily LT 5
$340.2K
$297.7K – $396.9K
NOI $23,814 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$313.3K
$274.2K – $365.6K
NOI $21,934 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$577.2K
$505.0K – $673.4K
NOI $40,401 @ 7.0% cap · market cap 10.92%
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
989
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 - North Buffalo two-family property with separate utilities, a fenced yard, and refreshed interiors.
Where is this duplex located?
The property is located at 784 Amherst Street 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: 2,400‑square‑foot duplex built in 1920; 2.5‑car garage with wide, fenced yard; Separate modern utilities for the two units
