Tenant-Occupied Duplex with
81 Hughes Avenue Buffalo, NY 14208
New
81 Hughes Avenue, Buffalo, NY, 14208
$300,000
For Sale
$300,000
MULTI_FAMILY - Buffalo, NY
Property Size2,898 SF
Lot Size0.10 Acres
Price / SF$103.52
Days on Market2
Property Features for 81 Hughes Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 6
- Bathrooms
- 2
- Rooms
- Bedroom 1, Bathroom 1, Bedroom 4, Bedroom 3, Bedroom 6, Bathroom 2, Bedroom 5, Basement, Bedroom 2
- Patio and Porch features
- Porch
- Interior features
- CeilingFans
- Exterior features
- Balcony, Fence
- Fencing
- Fenced
- Appliances
- GasWaterHeater
- Standard status
- Active
- APN
- 140200-089-740-0001-023-000
- Size
- 2,898 SF
- Lot size
- 0.10 Acres
Taxes and HOA fees
- Tax Annual Amount
- 3250
Utilities
- Heating system
- Forced Air, Natural Gas, Other (Heating), Ductless (Heating)
- Cooling system
- Ductless
- Water source
- Public
Building Details
- Year built
- 1915
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Hardwood, Varies, Tile
- Building materials
- FiberCement
Listing Agency
WNY Metro Roberts Realty
(716) 646-6400
302 Buffalo Street, cheektowaga, NY
Listed by
Elizabeth Bauch · License #10401301307
(716) 712-6790
Added: Jul 16 Checked: Jul 17 at 3:06 pm
MLS# B1698103
Listing URL
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.
81 Hughes Avenue is a well-maintained duplex featuring two spacious 3-bedroom apartments. Both units are currently tenant occupied on month-to-month leases, providing immediate rental income with continued flexibility. The roof was replaced approximately two years ago, and the property includes natural woodwork, generous room sizes, and some newer windows.
The duplex also offers separate utilities, laundry hookups, and a full basement that provides ample storage. A driveway provides convenient off-street parking. The property is located in the Hamlin Park neighborhood of Buffalo, and is described as minutes from Canisius University, the Buffalo Medical Campus, downtown Buffalo, shopping, restaurants, parks, public transportation, and major highways.
The duplex also offers separate utilities, laundry hookups, and a full basement that provides ample storage. A driveway provides convenient off-street parking. The property is located in the Hamlin Park neighborhood of Buffalo, and is described as minutes from Canisius University, the Buffalo Medical Campus, downtown Buffalo, shopping, restaurants, parks, public transportation, and major highways.
Key Highlights
- Well‑maintained duplex at 81 Hughes Avenue in Buffalo with two 3‑bedroom apartments
- Both units are currently tenant occupied on month‑to‑month leases for immediate rental income
- Roof was replaced approximately two years ago
Local Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $50.4k | $17.40 |
| − Vacancy | −$2.3k | −$0.78 |
| EGI | $48.2k | $16.62 |
| − OpEx | −$21.7k | −$7.48 |
| NOI | $26.5k | $9.14 |
2,898 SF · lease $17.40/SF/yr · vacancy 4.50% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$410.8K
$359.4K – $479.3K
NOI $28,755 @ 7.0% cap · market cap 9.59%
Second Best
Apartment 5plus
$378.4K
$331.1K – $441.4K
NOI $26,486 @ 7.0% cap · market cap 8.83%
Theoretical Best
Office A
$696.9K
$609.8K – $813.1K
NOI $48,784 @ 7.0% cap · market cap 16.26%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
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FAQs
What type of property is this?
Duplex - Well-maintained duplex with two 3-bedroom units, separate utilities, laundry hookups, and off-street driveway parking.
Where is this duplex located?
The property is located at 81 Hughes Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Well‑maintained duplex at 81 Hughes Avenue in Buffalo with two 3‑bedroom apartments; Both units are currently tenant occupied on month‑to‑month leases for immediate rental income; Roof was replaced approximately two years ago
