Eight-Bedroom
New
For Sale
$299,900
82 Englewood Avenue, Buffalo, NY 14214
Residential, Buffalo, NY
Property Size2,280 SF
Lot Size0.08 Acres
Price / SF$131.54
Days on Market4
Property Features for 82 Englewood Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
8
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 7, Bedroom 2, Bedroom 5, Bedroom 1, Bathroom 1, Basement, Bedroom 6, Bathroom 2, Bedroom 4, Bedroom 8, Bedroom 3
Patio and Porch features
Porch
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-079-460-0004-013-000
Size
2,280 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
2631
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1940
Floors in Building
2
Number of units
2
Flooring type
Varies, Tile, Hardwood, Carpet
Building materials
CompositeSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Thejan Kodituwakku · License #10401342241
(716) 292-8756
Added: Aug 25
Changed: Aug 26
Last Checked: Aug 28 at 7:06PM
MLS# B1704612
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 1940 duplex at 82 Englewood Avenue contains 2,280 square feet across two residential units, with four bedrooms in each unit and eight legal bedrooms overall. The property includes two bathrooms, a full basement, a full attic, and a rear parking pad. Composite siding, an asphalt roof, natural-gas forced-air heat, public water, and a porch are among the existing features. Interior flooring includes carpet, tile, and hardwood.
The property is located one block from Main Street and the University at Buffalo. Its Buffalo setting, two-unit layout, separate bedroom count, and substantial storage areas provide a clear residential income configuration. The rear parking pad accommodates three or more vehicles.
The property is located one block from Main Street and the University at Buffalo. Its Buffalo setting, two-unit layout, separate bedroom count, and substantial storage areas provide a clear residential income configuration. The rear parking pad accommodates three or more vehicles.
Key Highlights
- Two‑unit property with four bedrooms in each unit and eight legal bedrooms total
- 2,280 SF duplex on a 0.0792‑acre lot
- Rear parking pad accommodates three or more vehicles
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
$22,623
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
7.54%
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%
$452,460
$452.5K
Cap Rate 7%
$323,186
$323.2K
Cap Rate 9%
$251,367
$251.4K
Market Conditions
NOI Build-Up for 2,280 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
$34.2K $15.00/SF
− Vacancy
−$1.9K −$0.83/SF
EGI
$32.3K $14.17/SF
− OpEx
−$9.7K −$4.25/SF
NOI
$22.6K $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%
$452,460
Cap Rate 7%
$323,186
Cap Rate 9%
$251,367
Alternative Uses
Best Use
Multifamily LT 5
$323.2K
$282.8K – $377.1K
NOI $22,623 @ 7.0% cap · market cap 7.54%
Second Best
Apartment 5plus
$297.7K
$260.5K – $347.3K
NOI $20,838 @ 7.0% cap · market cap 6.95%
Theoretical Best
Office A
$548.3K
$479.8K – $639.7K
NOI $38,381 @ 7.0% cap · market cap 12.80%
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
1,006
Businesses Nearby
Explore this area
Business Placement
Demographics for 14214, NY
20,732
Population
9,280
Households
2.2
Avg Household Size
32
Median Age
46%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
6,282
Density / Sq Mi
$56,573
Median Household Income
$29,928
Median Earnings
$1,072
Median Rent
$234,600
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 - Two legal residential units with full basements, attic storage, and rear vehicle parking.
Where is this duplex located?
The property is located at 82 Englewood Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit property with four bedrooms in each unit and eight legal bedrooms total; 2,280 SF duplex on a 0.0792‑acre lot; Rear parking pad accommodates three or more vehicles
