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All Brick Two-Family Home

83 Sable Palm Drive, Buffalo, NY 14225

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Pending

$279,000

MULTI_FAMILY - Other - Buffalo, NY

Property size:

2,008 SF

Lot size:

0.12 Acres

HighLights

All‑brick two‑family home built in 1960 with long‑term tenants who want to stay
Approx. roof age 2009 and asphalt roof
Natural gas forced‑air heating with furnaces approx. 2017 (also includes gas water heater)
Approx. water heater ages 2012 and 2017; windows approx. 2007; sewer line approx. 2024
Outdoor features include a patio and private yard
Interior includes a basement plus 4 bedrooms and 2 bathrooms

We can help!

Contact an agent

Joanne Simme Good

Pending

$279,000

MULTI_FAMILY - Other - Buffalo, NY

Property size:

2,008 SF

Lot size:

0.12 Acres

Added:: Apr 27, 2026
Days on Market:: 70
Last Refresh:: Jul 5 at 10:06 pm

Property Features for 83 Sable Palm Drive

General Information

Property type: Residential Multi Family
Property subtype: Other
Bedrooms: 4
Bathrooms: 2
Rooms: Bedroom 1, Bedroom 3, Bathroom 1, Basement, Bathroom 2, Bedroom 2, Bedroom 4
Patio and Porch features: Patio
Exterior features: Patio, PrivateYard
Appliances: GasWaterHeater
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: Forced Air, Natural Gas
Water source: Public

Building Details

Year built: 1960
Floors in Building: 2
Number of units: 2
Flooring type: Vinyl, Varies, Carpet
Building materials: AtticCrawlHatchwaysInsulated, Brick, CopperPlumbing
Roof type: Asphalt
Architectural style: Other

We can help!

Contact an agent

Joanne Simme Good

Listing agent Joanne Simme Good License #30SI1017596

Listing office MJ Peterson Real Estate Inc. 4703 Transit Road, NY

Listing date Apr 27, 2026

MLS# B1676670 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.

HighLights

All‑brick two‑family home built in 1960 with long‑term tenants who want to stay
Approx. roof age 2009 and asphalt roof
Natural gas forced‑air heating with furnaces approx. 2017 (also includes gas water heater)
Approx. water heater ages 2012 and 2017; windows approx. 2007; sewer line approx. 2024
Outdoor features include a patio and private yard
Interior includes a basement plus 4 bedrooms and 2 bathrooms

Overview

This is an all-brick two-family home with long-term tenants who maintain the property well and wish to remain. The property has undergone several updates over the years. Approximate ages of the updates include: Roof 2009, furnaces 2017, hot water tanks 2012 and 2017, windows 2007, and sewer line 2024. The property is located in a highly sought-after neighborhood with convenient access to the airport, Galleria Mall, and highways leading to downtown. The lot size is 0.12 acres. The property size is 2008 square feet.

Local Financial Insights For Multifamily LT 5

Simulate Cap Rate and NOI

NOI Build-Up

Component	$	$/SF
Gross rent	$30.1k	$15.00
− Vacancy	−$1.7k	−$0.83
EGI	$28.5k	$14.17
− OpEx	−$8.5k	−$4.25
NOI	$19.9k	$9.92

2,008 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%

Alternative Uses

Best Use

Multifamily LT 5

$284.6K

$249.1K – $332.1K (±1% cap)

NOI $19,924 @ 7.0% cap · market cap 7.14%

Second Best

Apartment 5plus

$262.2K

$229.4K – $305.9K (±1% cap)

NOI $18,352 @ 7.0% cap · market cap 6.58%

Theoretical Best

Office A

$482.9K

$422.5K – $563.4K (±1% cap)

NOI $33,802 @ 7.0% cap · market cap 12.12%

Zoning and permitted uses should be independently verified with local authorities.

Property Profile Location Intelligence

Current Use by Public Records

Duplexes

Suggested Use

Location Insight

Map
Local Demand

City: Buffalo
County: Erie
State: New York
Longitude: -78.7244
Latitude: 42.922005

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For sale
Duplexes
NY
Buffalo
14225
83 Sable Palm Drive

What type of property is this?

Duplex - Two-family home with long-term tenants in excellent location.

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 home built in 1960 with long‑term tenants who want to stay; Approx. roof age 2009 and asphalt roof; Natural gas forced‑air heating with furnaces approx. 2017 (also includes gas water heater)

83 Sable Palm Drive, Buffalo, NY 14225

MULTI_FAMILY - Other - Buffalo, NY

Property Features for 83 Sable Palm Drive

General Information

Taxes and HOA fees

Utilities

Building Details

We can help!

HighLights

Overview

Local Financial Insights For Multifamily LT 5

Simulate Cap Rate and NOI

Alternative Uses

Current Use by Public Records

Suggested Use

Location Insight

Nearby Similar for Sale

Flex Office/Warehouse with Drive-In Doors

Multi-Unit Office Building with Pylon Signage

Brick Live-Work Building with Apartment

Five-Unit Mixed-Use Building

Freestanding Auto Repair Shop

Turnkey Restaurant on Main Street

Four-Unit Brick Apartment Building

Versatile Commercial Building in Buffalo

Restaurant and Bar Building Opportunity

Mixed-Use Restaurant and Warehouse

Flexible Mixed-Use Building

Flexible Retail Office Building

FAQs