Side-by-Side Duplex with Full
For Sale
$188,000
838 Beach Rd, Angola, NY 14006
Two attached units offer full basements, modern mechanicals, and one vacant side for owner occupancy.
Property Size2,384 SF
Days on Market8
Property Features for 838 Beach Rd
General Information
Standard status
Active
Size
2,384 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,375
Building Details
Building Size
2,384 SF
Year Built
1975
Buildings
1
Stories
2
Units
2
Listing Agency:
Howard Hanna WNY Inc.
Listed By:
Scott T Carpenter · License #40CA1108599
(716) 512-3702
Source:
Elliman
Added: Sep 16
Changed: Sep 21
Last Checked: Sep 22 at 6:25PM
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.
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 = 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
$15,328
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
8.15%
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%
$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
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
$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 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%
$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.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
Explore this area
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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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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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
