All-Brick Duplex with Private
For Sale
$279,000
Pending
83 Sable Palm Drive, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size2,008 SF
Lot Size0.12 Acres
Days on Market118
Property Features for 83 Sable Palm Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 4, Basement
Patio and Porch features
Patio
Exterior features
Patio, PrivateYard
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Maryvale
Middle school district
Maryvale
High school district
Maryvale
Subdivision
Cheektowaga-143089
Standard status
Pending
APN
143089-092-190-0003-011-000
Size
2,008 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
7060
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1960
Floors in Building
2
Number of units
2
Flooring type
Varies, Vinyl, Carpet
Building materials
AtticCrawlHatchwaysInsulated, Brick, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
MJ Peterson Real Estate Inc.
(716) 668-7000
Listed By:
Joanne Simme Good · License #30SI1017596
(716) 684-3555
Added: Apr 27
Changed: Aug 19
Last Checked: Aug 22 at 1:06PM
MLS# B1676670
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 all-brick duplex is a two-family home with long-term tenants who want to stay. The property has seen updates over the years, including a roof from 2009, furnaces from 2017, and a gas water heater age listed as 2012 and 2017. Additional improvements include windows from 2007, a sewer line update in 2024, and insulation features noted in the attic/crawl hatchways. The home is served by public water and uses natural gas forced-air heating, with a gas water heater on site.
The duplex includes a patio and private yard space, with exterior finishes of brick and copper plumbing noted in the construction materials. Flooring is described as vinyl, carpet, and varied throughout. The home is built in 1960 and contains rooms including multiple bedrooms and two bathrooms, along with a basement.
With its two-family layout and ongoing updates, this property is presented as an occupied duplex option for buyers seeking tenant continuity.
The duplex includes a patio and private yard space, with exterior finishes of brick and copper plumbing noted in the construction materials. Flooring is described as vinyl, carpet, and varied throughout. The home is built in 1960 and contains rooms including multiple bedrooms and two bathrooms, along with a basement.
With its two-family layout and ongoing updates, this property is presented as an occupied duplex option for buyers seeking tenant continuity.
Key Highlights
- All‑brick two‑family duplex built in 1960
- Private patio plus private yard space
- Roof age 2009; furnaces age 2017
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
$19,924
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
7.14%
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%
$398,480
$398.5K
Cap Rate 7%
$284,629
$284.6K
Cap Rate 9%
$221,378
$221.4K
Market Conditions
NOI Build-Up for 2,008 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
$30.1K $15.00/SF
− Vacancy
−$1.7K −$0.83/SF
EGI
$28.5K $14.17/SF
− OpEx
−$8.5K −$4.25/SF
NOI
$19.9K $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%
$398,480
Cap Rate 7%
$284,629
Cap Rate 9%
$221,378
Alternative Uses
Best Use
Multifamily LT 5
$284.6K
$249.1K – $332.1K
NOI $19,924 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$262.2K
$229.4K – $305.9K
NOI $18,352 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$482.9K
$422.5K – $563.4K
NOI $33,802 @ 7.0% cap · market cap 12.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
307
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 - All-brick two-family home with long-term tenants, updated mechanicals, and a private patio plus yard space.
Where is this duplex located?
The property is located at 83 Sable Palm Drive Buffalo, NY.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: All‑brick two‑family duplex built in 1960; Private patio plus private yard space; Roof age 2009; furnaces age 2017
