Side-by-Side Duplex with Full
838 Beach Rd, Angola, NY 14006
For Sale
$188,000
Pending
Two attached units offer full basements, modern mechanicals, and one vacant side for owner occupancy.
Property Size2,384 SF
Days on Market53
Property Features for 838 Beach Rd
General Information
Standard status
Size
Property subtype
Units
Unit Mix
Multifamily Units
Taxes and HOA fees
Annual Taxes
Building Details
Building Size
Year Built
Buildings
Stories
Units
Listing Agency:
Howard Hanna WNY Inc.
Listed By:
Scott T Carpenter · License #40CA1108599
(716) 512-3702
Source:
Elliman
Added: Sep 16
Changed: Oct 29
Last Checked: Nov 6 at 9:17AM
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.
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Investment Insights
Based on property information with market context.
This side-by-side duplex at 838 Beach Rd includes two residential units, each with 3 beds, 1.5 baths, and a full basement. The property was built in 1975 and has modern mechanicals. One unit is currently vacant, allowing for owner occupancy, while the second unit provides an additional residential space.
The property sits on a large lot a few minutes from Angola On The Lake. Each side is arranged for separate residential use, with the existing duplex configuration and basement space adding practical utility for occupants.
The property sits on a large lot a few minutes from Angola On The Lake. Each side is arranged for separate residential use, with the existing duplex configuration and basement space adding practical utility for occupants.
Key Highlights
- Two side‑by‑side units, each with 3 beds and 1.5 baths
- Full basement included with each unit
- One side is vacant and ready for owner occupancy
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$15,328
Cap Rate
8.15%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$306,560
$306.6K
Cap Rate 7%
$218,971
$219.0K
Cap Rate 9%
$170,311
$170.3K
Market Conditions
NOI Build-Up for 2,384 SF
Gross rent
$32.9K $13.80/SF
− Vacancy
−$11.0K −$4.61/SF
EGI
$21.9K $9.19/SF
− OpEx
−$6.6K −$2.76/SF
NOI
$15.3K $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 Rate 5%
$306,560
Cap Rate 7%
$218,971
Cap Rate 9%
$170,311
Alternative Uses
Best Use
Multifamily LT 5
$219.0K
$191.6K – $255.5K
NOI $15,328 @ 7.0% cap · market cap 8.15%
Second Best
Apartment 5plus
$196.6K
$172.1K – $229.4K
NOI $13,764 @ 7.0% cap · market cap 7.32%
Theoretical Best
Office A
$521.2K
$456.0K – $608.0K
NOI $36,481 @ 7.0% cap · market cap 19.40%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
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Business Placement
Demographics for 14006, NY
9,140
Population
5,012
Households
1.8
Avg Household Size
49
Median Age
25%
College-Educated
93%
High-School Grad
28.1 sq mi
ZIP Area
325
Density / Sq Mi
$62,019
Median Household Income
$45,044
Median Earnings
$956
Median Rent
$154,800
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Erie County, NY
Properties on Market for Duplexes in Erie County
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Two attached units offer full basements, modern mechanicals, and one vacant side for owner occupancy.
Where is this duplex located?
The property is located at 838 Beach Rd Angola, NY.
What is the asking price?
The asking price for this property is $188,000.
What are key features of this property?
This property features: Two side‑by‑side units, each with 3 beds and 1.5 baths; Full basement included with each unit; One side is vacant and ready for owner occupancy
