Updated Side-by-Side
850-852 Madison Avenue, Lewiston, NY 14092
For Sale
$415,000
Pending
Residential, Lewiston, NY
Property Size2,240 SF
Lot Size0.26 Acres
Days on Market55
Property Features for 850-852 Madison Avenue
General Information
Property type
Property subtype
Bedrooms
Bathrooms
Full bathrooms
Half bathrooms
Rooms
Patio and Porch features
Interior features
Exterior features
Appliances
Subdivision
Lot features
Elementary school district
Middle school district
High school district
Directions
Standard status
APN
Size
Lot size
Additional Details
Individually Metered Utilities
Taxes and HOA fees
Tax Annual Amount
Utilities
Heating system
Cooling system
Water source
Amenities
bamboo flooring
updated kitchens and baths
washer and dryer
kitchen appliances
large yard
shed
patio with pergola
central air
Building Details
Year built
Floors in Building
Number of units
Flooring type
Building materials
Roof type
Architectural style
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Dana Fideli · License NY #10401268824
(716) 628-5545
Added: Sep 21
Changed: Nov 13
Last Checked: Nov 14 at 12:06AM
MLS# B1715899
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 side-by-side duplex at 850-852 Madison Avenue in Lewiston contains 2,240 square feet across two well-maintained residences. One unit provides 3 bedrooms and 1.5 baths, while the other includes 2 bedrooms and 1.5 baths. Both feature bamboo flooring, open living and dining areas, updated kitchens and baths, generous closet storage, central air, and individual basements with laundry. One basement also includes partially finished space.
Separate utilities and water meters support independent management. Each residence includes a washer, dryer, and kitchen appliances. The 0.26-acre property includes a large yard, shed, porch, and a concrete patio with pergola. Yard drainage and grading improvements have been completed, and major updates include a 2023 roof, 2023 sump pump with water backup, a 2023 hot water tank for one unit, a tankless hot water system for the other, and 2024 A/C for one side.
Separate utilities and water meters support independent management. Each residence includes a washer, dryer, and kitchen appliances. The 0.26-acre property includes a large yard, shed, porch, and a concrete patio with pergola. Yard drainage and grading improvements have been completed, and major updates include a 2023 roof, 2023 sump pump with water backup, a 2023 hot water tank for one unit, a tankless hot water system for the other, and 2024 A/C for one side.
Key Highlights
- 2,240 square feet with two side‑by‑side residential units
- Unit mix includes 3 bedrooms and 1.5 baths plus 2 bedrooms and 1.5 baths
- Separate utilities and water meters for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$19,673
Cap Rate
4.74%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$393,460
$393.5K
Cap Rate 7%
$281,043
$281.0K
Cap Rate 9%
$218,589
$218.6K
Market Conditions
NOI Build-Up for 2,240 SF
Gross rent
$30.1K $13.44/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$28.1K $12.55/SF
− OpEx
−$8.4K −$3.76/SF
NOI
$19.7K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$393,460
Cap Rate 7%
$281,043
Cap Rate 9%
$218,589
Alternative Uses
Best Use
Multifamily LT 5
$281.0K
$245.9K – $327.9K
NOI $19,673 @ 7.0% cap · market cap 4.74%
Second Best
Apartment 5plus
$249.4K
$218.3K – $291.0K
NOI $17,461 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$603.4K
$528.0K – $704.0K
NOI $42,239 @ 7.0% cap · market cap 10.18%
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
7
Businesses Nearby
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Business Placement
Demographics for 14092, NY
11,030
Population
5,241
Households
2.1
Avg Household Size
51
Median Age
40%
College-Educated
95%
High-School Grad
21.2 sq mi
ZIP Area
520
Density / Sq Mi
$67,835
Median Household Income
$48,315
Median Earnings
$979
Median Rent
$246,300
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Niagara County, NY
Properties on Market for Duplexes in Niagara County
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered units offer flexible owner-occupancy or rental use.
Where is this duplex located?
The property is located at 850-852 Madison Avenue Lewiston, NY.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 2,240 square feet with two side‑by‑side residential units; Unit mix includes 3 bedrooms and 1.5 baths plus 2 bedrooms and 1.5 baths; Separate utilities and water meters for each unit
