Two-Unit Duplex with
New
For Sale
$339,000
8 Sebring Drive, Cheektowaga, NY 14043
Separate upper and lower apartments each offer three bedrooms, with a fenced yard for additional outdoor space.
Property Size2,379 SF
Price / SF$142.50
Days on Market4
Property Features for 8 Sebring Drive
General Information
Standard status
Active
Size
2,379 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,284
Amenities
fully fenced yard
Building Details
Building Size
2,379 SF
Year Built
1962
Buildings
1
Listing Agency:
HUNT Real Estate ERA
Listed By:
Donna M Hutton · License #40HU1152691
(716) 504-7149
Source:
Highfallssir
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 2:16PM
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 HUNT Real Estate ERA
Investment Insights
Based on property information with market context.
Built in 1962, this two-family property contains separate upper and lower apartments with approximately 2,379 square feet of living space. Each unit has three bedrooms, a living room, and an oversized kitchen. The upper apartment uses one bedroom as a laundry room and includes a washer and dryer. A two-car garage and fully fenced yard are also part of the property.
The upper unit’s furnace and hot water tank are 1 year old. Windows have been updated, and gutter helmets were installed within the last 5 years. Parks, shopping, restaurants, and everyday services are nearby.
The upper unit’s furnace and hot water tank are 1 year old. Windows have been updated, and gutter helmets were installed within the last 5 years. Parks, shopping, restaurants, and everyday services are nearby.
Key Highlights
- Two separate apartments, each with 3 bedrooms
- Approximately 2,379 sq ft of living space
- Two‑car garage and fully fenced yard
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
$15,296
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
4.51%
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%
$305,920
$305.9K
Cap Rate 7%
$218,514
$218.5K
Cap Rate 9%
$169,956
$170.0K
Market Conditions
NOI Build-Up for 2,379 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
$32.8K $13.80/SF
− Vacancy
−$11.0K −$4.61/SF
EGI
$21.9K $9.19/SF
− OpEx
−$6.6K −$2.76/SF
NOI
$15.3K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$305,920
Cap Rate 7%
$218,514
Cap Rate 9%
$169,956
Alternative Uses
Best Use
Multifamily LT 5
$218.5K
$191.2K – $254.9K
NOI $15,296 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$196.2K
$171.7K – $228.9K
NOI $13,736 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$520.1K
$455.1K – $606.7K
NOI $36,404 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
380
Businesses Nearby
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Business Placement
Demographics for 14043, NY
24,962
Population
11,743
Households
2.1
Avg Household Size
45
Median Age
27%
College-Educated
94%
High-School Grad
9.1 sq mi
ZIP Area
2,743
Density / Sq Mi
$73,373
Median Household Income
$50,263
Median Earnings
$1,072
Median Rent
$192,800
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
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Frequently Asked Questions
What type of property is this?
Duplex - Separate upper and lower apartments each offer three bedrooms, with a fenced yard for additional outdoor space.
Where is this duplex located?
The property is located at 8 Sebring Drive Cheektowaga, NY.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Two separate apartments, each with 3 bedrooms; Approximately 2,379 sq ft of living space; Two‑car garage and fully fenced yard
