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 Market103
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 1, Basement, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3
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
Taxes and HOA fees
Tax Annual Amount
7261
Utilities
Heating system
Baseboard, Natural Gas, Hot Water(Heating)
Cooling system
Central Air
Water source
Public
Amenities
full basement
fully fenced backyard
Building Details
Year built
1967
Floors in Building
2
Number of units
2
Flooring type
Varies, Carpet, Hardwood, Vinyl
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: Sep 12
Last Checked: Sep 13 at 1:06AM
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 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 = 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
$24,985
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
7.14%
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%
$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
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
$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 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%
$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.
Property Analytics
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Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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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
