Two-Unit Duplex with
For Sale
$159,900
Pending
81 Hill Street, Tonawanda, NY 14150
Independent heating and hot water systems support separate operation for each residence.
Property Size2,072 SF
Days on Market15
Property Features for 81 Hill Street
General Information
Standard status
Pending
Size
2,072 SF
Total Parking Spaces
2
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$78,720
Building Details
Building Size
2,072 SF
Year Built
1910
Buildings
1
Listing Agency:
Howard Hanna WNY Inc.
Listed By:
Chrystal A Manzare · License #10401277732
(716) 743-8656
Source:
Highfallssir
Added: Aug 21
Changed: Aug 31
Last Checked: Sep 1 at 11:53PM
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 Howard Hanna WNY Inc.
Investment Insights
Based on property information with market context.
This 1910 duplex contains two residential units, each arranged with two bedrooms, one full bathroom, a living room, formal dining room, and eat-in kitchen. The upper residence adds enclosed front and rear porches, along with access to a walk-up attic that provides storage space. Separate heating systems and two hot water tanks allow the units to function independently.
Additional improvements include a full basement for storage and utility use, a two-car garage, and a large lot with outdoor space. The property’s two-unit configuration provides a defined layout for residential occupancy, with the garage, basement, attic, and porches adding functional space beyond the main living areas.
Additional improvements include a full basement for storage and utility use, a two-car garage, and a large lot with outdoor space. The property’s two-unit configuration provides a defined layout for residential occupancy, with the garage, basement, attic, and porches adding functional space beyond the main living areas.
Key Highlights
- Two residential units, each with 2 bedrooms and 1 full bathroom
- Living room, formal dining room, and eat‑in kitchen in each unit
- Upper unit includes enclosed front and rear porches
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
$13,322
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
8.33%
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%
$266,440
$266.4K
Cap Rate 7%
$190,314
$190.3K
Cap Rate 9%
$148,022
$148.0K
Market Conditions
NOI Build-Up for 2,072 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
$28.6K $13.80/SF
− Vacancy
−$9.6K −$4.61/SF
EGI
$19.0K $9.19/SF
− OpEx
−$5.7K −$2.76/SF
NOI
$13.3K $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%
$266,440
Cap Rate 7%
$190,314
Cap Rate 9%
$148,022
Alternative Uses
Best Use
Multifamily LT 5
$190.3K
$166.5K – $222.0K
NOI $13,322 @ 7.0% cap · market cap 8.33%
Second Best
Apartment 5plus
$170.9K
$149.5K – $199.4K
NOI $11,963 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$453.0K
$396.3K – $528.5K
NOI $31,707 @ 7.0% cap · market cap 19.83%
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
652
Businesses Nearby
Explore this area
Business Placement
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
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 - Independent heating and hot water systems support separate operation for each residence.
Where is this duplex located?
The property is located at 81 Hill Street Tonawanda, NY.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: Two residential units, each with 2 bedrooms and 1 full bathroom; Living room, formal dining room, and eat‑in kitchen in each unit; Upper unit includes enclosed front and rear porches
