Updated Two-Family
For Sale
$214,900
86 High St, Angola, NY 14006
Two three-bedroom apartments with a covered porch, gated yard, and convenient access to downtown and public transportation.
Property Size1,936 SF
Price / SF$111
Days on Market21
Property Features for 86 High St
General Information
Standard status
Active
Size
1,936 SF
Property subtype
Multi-Family
Building Details
Year Built
1910
Listing Agency:
Keller Williams Realty WNY
(716) 501-8814
Listed By:
Stephen Zattosky · License #10401285918
Source:
Skinnercnyrealty
Added: Aug 11
Changed: Aug 31
Last Checked: Aug 30 at 8:28PM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This two-family duplex contains two three-bedroom apartments within a 1,936-square-foot residential property built in 1910. Recent improvements include a metal roof installed in 2023, new basement breaker panels, a water heater and HVAC system for the lower apartment, and a new basement sump pump basin. A walk-up attic provides additional space that may offer expansion potential, subject to local zoning and permitting requirements.
The property is next to an elementary school and across from a church, with downtown Angola within walking distance. NFTA bus routes 76 and 2 are approximately a three-minute walk away. Exterior features include a covered front porch and a large gated yard. Access from two streets supports convenient entry and parking. The property can accommodate owner occupancy or rental use, with each apartment offering a three-bedroom layout.
The property is next to an elementary school and across from a church, with downtown Angola within walking distance. NFTA bus routes 76 and 2 are approximately a three-minute walk away. Exterior features include a covered front porch and a large gated yard. Access from two streets supports convenient entry and parking. The property can accommodate owner occupancy or rental use, with each apartment offering a three-bedroom layout.
Key Highlights
- Two‑family duplex with two three‑bedroom apartments
- 1,936‑square‑foot property built in 1910
- New metal roof installed in 2023
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
$12,448
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
5.79%
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%
$248,960
$249.0K
Cap Rate 7%
$177,829
$177.8K
Cap Rate 9%
$138,311
$138.3K
Market Conditions
NOI Build-Up for 1,936 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
$26.7K $13.80/SF
− Vacancy
−$8.9K −$4.61/SF
EGI
$17.8K $9.19/SF
− OpEx
−$5.3K −$2.76/SF
NOI
$12.4K $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%
$248,960
Cap Rate 7%
$177,829
Cap Rate 9%
$138,311
Alternative Uses
Best Use
Multifamily LT 5
$177.8K
$155.6K – $207.5K
NOI $12,448 @ 7.0% cap · market cap 5.79%
Second Best
Apartment 5plus
$159.7K
$139.7K – $186.3K
NOI $11,178 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$423.2K
$370.3K – $493.8K
NOI $29,625 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
167
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom apartments with a covered porch, gated yard, and convenient access to downtown and public transportation.
Where is this duplex located?
The property is located at 86 High St Angola, NY.
What is the asking price?
The asking price for this property is $214,900.
What are key features of this property?
This property features: Two‑family duplex with two three‑bedroom apartments; 1,936‑square‑foot property built in 1910; New metal roof installed in 2023
