Two-Unit Duplex with
For Sale
$189,000
Pending
80 Ellwood Place, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size1,428 SF
Lot Size0.19 Acres
Days on Market148
Property Features for 80 Ellwood Place
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 2, Basement
Parking features
Open
Patio and Porch features
Porch
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Cleveland Hill
Middle school district
Cleveland Hill
High school district
Cleveland Hill
Subdivision
Cheektowaga-143089
Standard status
Pending
APN
143089-091-140-0011-013-000
Size
1,428 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
5056
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1943
Floors in Building
1
Number of units
2
Flooring type
Varies, Carpet, Vinyl
Building materials
VinylSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Alison L Burke · License #40BU1122766
(716) 345-5315
Added: Apr 10
Changed: Sep 4
Last Checked: Sep 4 at 5:06AM
MLS# B1672772
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 1,428-square-foot duplex contains two matching residential units, each arranged with two bedrooms and one bathroom. Both sides include basement storage, and the interiors have been updated with fresh paint and new carpet. The property also features vinyl siding, asphalt roofing, forced-air heating fueled by natural gas, and public water service.
Set on a 0.19-acre parcel in Buffalo, the home offers open parking and front porch space for each unit. Built in 1943, the property combines a traditional duplex layout with practical improvements for residential occupancy or an owner-occupant arrangement.
Set on a 0.19-acre parcel in Buffalo, the home offers open parking and front porch space for each unit. Built in 1943, the property combines a traditional duplex layout with practical improvements for residential occupancy or an owner-occupant arrangement.
Key Highlights
- Two‑unit duplex with 1,428 square feet of total property size
- Each unit includes 2 bedrooms and 1 bathroom
- 0.19‑acre lot in Buffalo, NY
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
$14,169
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
7.50%
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%
$283,380
$283.4K
Cap Rate 7%
$202,414
$202.4K
Cap Rate 9%
$157,433
$157.4K
Market Conditions
NOI Build-Up for 1,428 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
$21.4K $15.00/SF
− Vacancy
−$1.2K −$0.83/SF
EGI
$20.2K $14.17/SF
− OpEx
−$6.1K −$4.25/SF
NOI
$14.2K $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%
$283,380
Cap Rate 7%
$202,414
Cap Rate 9%
$157,433
Alternative Uses
Best Use
Multifamily LT 5
$202.4K
$177.1K – $236.2K
NOI $14,169 @ 7.0% cap · market cap 7.50%
Second Best
Apartment 5plus
$186.4K
$163.1K – $217.5K
NOI $13,051 @ 7.0% cap · market cap 6.91%
Theoretical Best
Office A
$343.4K
$300.5K – $400.6K
NOI $24,038 @ 7.0% cap · market cap 12.72%
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
279
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
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 - Mirrored two-bedroom units feature refreshed interiors, private basements, and welcoming front porches.
Where is this duplex located?
The property is located at 80 Ellwood Place Buffalo, NY.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,428 square feet of total property size; Each unit includes 2 bedrooms and 1 bathroom; 0.19‑acre lot in Buffalo, NY
