Two-Unit Duplex with
For Sale
$149,900
80 Humason Avenue, Buffalo, NY 14211
Residential, Buffalo, NY
Property Size1,331 SF
Lot Size0.07 Acres
Price / SF$112.62
Days on Market169
Property Features for 80 Humason Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Basement, Bedroom 5, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 3
Parking features
Garage, On Street
Appliances
GasWaterHeater, WaterHeater
Subdivision
Holland Land Company's Su
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Standard status
Active
APN
140200-101-350-0005-025-000
Size
1,331 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
1302
Utilities
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1909
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Varies, Vinyl, Laminate
Building materials
Frame
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
Suhel Ahmed · License #10401361723
(716) 750-6319
Added: Mar 9
Changed: Aug 19
Last Checked: Aug 24 at 6:06PM
MLS# B1665685
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.
Located at 80 Humason Avenue in Buffalo, this two-unit duplex contains 1,331 square feet and was built in 1909. The first floor includes 3 bedrooms, living and dining areas, a kitchen, and one bathroom. The second floor provides 2.5 bedrooms, living and dining areas, a kitchen, and one bathroom. A basement adds storage or utility space.
The frame structure has a natural gas heating system, public water, and a mix of hardwood, vinyl, laminate, and varied flooring. Parking consists of a garage and on-street options. The property is offered in AS IS condition.
The frame structure has a natural gas heating system, public water, and a mix of hardwood, vinyl, laminate, and varied flooring. Parking consists of a garage and on-street options. The property is offered in AS IS condition.
Key Highlights
- Two‑unit duplex with 1,331 square feet and a basement
- First floor includes 3 bedrooms, living room, dining room, kitchen, and bathroom
- Second floor includes 2.5 bedrooms, living room, dining room, kitchen, and bathroom
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
$13,207
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
8.81%
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%
$264,140
$264.1K
Cap Rate 7%
$188,671
$188.7K
Cap Rate 9%
$146,744
$146.7K
Market Conditions
NOI Build-Up for 1,331 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
$20.0K $15.00/SF
− Vacancy
−$1.1K −$0.83/SF
EGI
$18.9K $14.17/SF
− OpEx
−$5.7K −$4.25/SF
NOI
$13.2K $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%
$264,140
Cap Rate 7%
$188,671
Cap Rate 9%
$146,744
Alternative Uses
Best Use
Multifamily LT 5
$188.7K
$165.1K – $220.1K
NOI $13,207 @ 7.0% cap · market cap 8.81%
Second Best
Apartment 5plus
$173.8K
$152.1K – $202.7K
NOI $12,164 @ 7.0% cap · market cap 8.11%
Theoretical Best
Office A
$320.1K
$280.1K – $373.4K
NOI $22,406 @ 7.0% cap · market cap 14.95%
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
553
Businesses Nearby
Explore this area
Business Placement
Demographics for 14211, NY
26,449
Population
11,498
Households
2.3
Avg Household Size
32
Median Age
15%
College-Educated
84%
High-School Grad
3.9 sq mi
ZIP Area
6,782
Density / Sq Mi
$34,490
Median Household Income
$30,705
Median Earnings
$1,008
Median Rent
$91,600
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 - Separate residential floors provide bedroom, living, dining, kitchen, and bathroom areas in each unit.
Where is this duplex located?
The property is located at 80 Humason Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,331 square feet and a basement; First floor includes 3 bedrooms, living room, dining room, kitchen, and bathroom; Second floor includes 2.5 bedrooms, living room, dining room, kitchen, and bathroom
