Two-Family Residential Income
85 Andres Place Buffalo, NY 14225
For Sale
$299,900
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,518 SF
Lot Size0.15 Acres
Price / SF$119.10
Days on Market57
Property Features for 85 Andres Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 4, Bedroom 5, Bathroom 2, Basement, Bathroom 1, Bedroom 1
Parking features
Garage, On Street
Security features
Security
Patio and Porch features
Patio
Interior features
CeilingFans
Exterior features
FullyFenced, Patio
Fencing
Fenced
Appliances
GasWaterHeater
Standard status
Active
APN
143089-091-180-0008-033-000
Size
2,518 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
7261
Utilities
Heating system
Natural Gas, Hot Water(Heating), Baseboard
Cooling system
Central Air
Water source
Public
Building Details
Year built
1967
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl, Hardwood, Varies
Building materials
Brick, VinylSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 668-2500
Listed By:
Sherry A Thomas · License #10301217670
(716) 425-6261
Added: Jun 3
Changed: Jul 28
Last Checked: Jul 29 at 5:06PM
MLS# B1686532
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 two-family property offers two distinct living spaces with separate utility metering and practical layouts. The main unit is a three-bedroom configuration that is described as living like a ranch home with generously sized rooms and natural light. A separate two-bedroom garage apartment provides additional flexibility for rental, guest, or multi-generational use. The home includes hardwood flooring believed to exist beneath many of the carpets, plus a full basement for storage and a two-car garage. Both units are served by major mechanical updates including two boiler systems installed in 2019 to support separate heating for each living space. Outdoor space includes a fully fenced backyard.
Located at 85 Andres Place in Buffalo’s Cheektowaga area (14225), the property is positioned near parks, shopping, restaurants, and public transportation.
With separate gas and electric meters for each unit and independent heating systems, the property is built for tenants or households that value separation and convenience. It can also appeal to an owner-occupant seeking income support from a second unit, or to investors looking for a residential income structure with two independently metered homes and dedicated mechanical systems.
Located at 85 Andres Place in Buffalo’s Cheektowaga area (14225), the property is positioned near parks, shopping, restaurants, and public transportation.
With separate gas and electric meters for each unit and independent heating systems, the property is built for tenants or households that value separation and convenience. It can also appeal to an owner-occupant seeking income support from a second unit, or to investors looking for a residential income structure with two independently metered homes and dedicated mechanical systems.
Key Highlights
- Two‑family home with separate gas and electric meters for each unit
- Separate heating systems: two boiler systems installed in 2019, plus natural gas baseboard/hot water heat
- Fully fenced yard with patio and fencing for outdoor use
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $37.8k | $15.00 |
| − Vacancy | −$2.1k | −$0.83 |
| EGI | $35.7k | $14.17 |
| − OpEx | −$10.7k | −$4.25 |
| NOI | $25.0k | $9.92 |
2,518 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$356.9K
$312.3K – $416.4K
NOI $24,985 @ 7.0% cap · market cap 8.33%
Second Best
Apartment 5plus
$328.8K
$287.7K – $383.6K
NOI $23,013 @ 7.0% cap · market cap 7.67%
Theoretical Best
Office A
$605.5K
$529.8K – $706.5K
NOI $42,387 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Two separate units with individual utilities and updated heating systems make this property well-suited for owner-occupants or renters.
Where is this duplex located?
The property is located at 85 Andres Place 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‑family home with separate gas and electric meters for each unit; Separate heating systems: two boiler systems installed in 2019, plus natural gas baseboard/hot water heat; Fully fenced yard with patio and fencing for outdoor use
