Two-Unit Duplex with Garage
For Sale
$350,000
85 Andres Place, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size2,518 SF
Lot Size0.15 Acres
Price / SF$138
Days on Market148
Property Features for 85 Andres Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 2, Bedroom 3, Bedroom 4, Basement, Bathroom 1, Bedroom 1, Bathroom 2
Parking features
Garage, On Street
Security features
Security
Patio and Porch features
Patio
Interior features
CeilingFans
Exterior features
FullyFenced, Patio
Fencing
Fenced
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Middle school
Cheektowaga Middle
High school
Cheektowaga High
Elementary school district
Cheektowaga
Middle school district
Cheektowaga
High school district
Cheektowaga
Directions
Genesee St. East of Harlem Rd. to Andres Place.
Subdivision
Cheektowaga-143089
Standard status
Active
APN
143089-091-180-0008-033-000
Size
2,518 SF
Lot size
0.15 Acres
Additional Details
Individually Metered Utilities
gas, electric
Taxes and HOA fees
Tax Annual Amount
7261
Utilities
Heating system
Hot Water(Heating), Baseboard, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
fully fenced backyard
Building Details
Year built
1967
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Vinyl, Carpet, 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: Oct 24
Last Checked: Oct 28 at 1:06PM
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.
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Investment Insights
Based on property information with market context.
This 2,518-square-foot duplex includes a three-bedroom primary residence with largely single-level living and a separate two-bedroom apartment above or within the garage structure. Both residences offer generous room dimensions, natural light, and varied flooring that includes carpet, vinyl, and hardwood. Each unit has its own gas and electric meter, while two boiler systems installed in 2019 provide separate heating. Central air conditioning and a gas water heater are also included.
The property sits on a 0.15-acre lot with a full basement, two-car garage, patio, and fully fenced outdoor area. Brick and vinyl siding, copper plumbing, public water service, and an asphalt roof are among the documented improvements. The layout provides distinct living spaces within one residential income property, with parking available in the garage and on the street.
The property sits on a 0.15-acre lot with a full basement, two-car garage, patio, and fully fenced outdoor area. Brick and vinyl siding, copper plumbing, public water service, and an asphalt roof are among the documented improvements. The layout provides distinct living spaces within one residential income property, with parking available in the garage and on the street.
Key Highlights
- Two‑unit layout with a three‑bedroom main residence and separate two‑bedroom garage apartment
- 2,518 square feet on a 0.15‑acre lot
- Separate gas and electric meters for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$24,985
Cap Rate
7.14%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$499,700
$499.7K
Cap Rate 7%
$356,929
$356.9K
Cap Rate 9%
$277,611
$277.6K
Market Conditions
NOI Build-Up for 2,518 SF
Gross rent
$37.8K $15.00/SF
− Vacancy
−$2.1K −$0.83/SF
EGI
$35.7K $14.17/SF
− OpEx
−$10.7K −$4.25/SF
NOI
$25.0K $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 Rate 5%
$499,700
Cap Rate 7%
$356,929
Cap Rate 9%
$277,611
Alternative Uses
Best Use
Multifamily LT 5
$356.9K
$312.3K – $416.4K
NOI $24,985 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$328.8K
$287.7K – $383.6K
NOI $23,013 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$605.5K
$529.8K – $706.5K
NOI $42,387 @ 7.0% cap · market cap 12.11%
Zoning and permitted uses should be independently verified with authorities.
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Open Analytics
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
639
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Separate utilities and independent heating support flexible occupancy for residents, guests, or tenants.
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 $350,000.
What are key features of this property?
This property features: Two‑unit layout with a three‑bedroom main residence and separate two‑bedroom garage apartment; 2,518 square feet on a 0.15‑acre lot; Separate gas and electric meters for each unit
