Updated Two-Family
New
For Sale
$224,900
86 High Street, Angola, NY 14006
MULTI_FAMILY - Angola, NY
Property Size1,936 SF
Lot Size0.16 Acres
Price / SF$116.17
Days on Market2
Property Features for 86 High Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 2, Bathroom 1, Bedroom 6, Bathroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bedroom 5
Parking features
Driveway
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Lake Shore (Evans-Brant)
Middle school district
Lake Shore (Evans-Brant)
High school district
Lake Shore (Evans-Brant)
Subdivision
Angola-Village-144401
Standard status
Active
APN
144401-235-150-0004-022-000
Size
1,936 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
7664
Utilities
Heating system
Natural Gas, Other (Heating)
Water source
Public
Amenities
covered front porch
gated yard
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Varies, Laminate, Hardwood, Vinyl
Building materials
VinylSiding
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Stephen Zattosky · License #10401285918
(716) 501-8814
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 8:06PM
MLS# B1704941
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 duplex contains two apartments, each with three bedrooms, within a 1,936-square-foot residential building. The property includes a covered front porch, a large gated yard, driveway parking, and access from two streets. A walk-up attic provides additional space that may offer expansion possibilities, subject to local zoning and permitting requirements.
Recent improvements include a metal roof installed in 2023, new breaker panels in the basement, a new water heater serving the downstairs apartment, a new HVAC system for that unit, and a new sump pump basin. The home also has public water service, natural gas heating, vinyl siding, and a basement.
The property is directly next to an elementary school and across from a church. Downtown Angola is within walking distance, while NFTA bus routes 76 and 2 are approximately a three-minute walk away.
Recent improvements include a metal roof installed in 2023, new breaker panels in the basement, a new water heater serving the downstairs apartment, a new HVAC system for that unit, and a new sump pump basin. The home also has public water service, natural gas heating, vinyl siding, and a basement.
The property is directly next to an elementary school and across from a church. Downtown Angola is within walking distance, while NFTA bus routes 76 and 2 are approximately a three-minute walk away.
Key Highlights
- Two apartments, each with three bedrooms
- 1,936 square feet on a 0.1591‑acre lot
- 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
5.53%
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 5.53%
Second Best
Apartment 5plus
$159.7K
$139.7K – $186.3K
NOI $11,178 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$423.2K
$370.3K – $493.8K
NOI $29,625 @ 7.0% cap · market cap 13.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom apartments with a covered porch, gated yard, and walk-up attic.
Where is this duplex located?
The property is located at 86 High Street Angola, NY.
What is the asking price?
The asking price for this property is $224,900.
What are key features of this property?
This property features: Two apartments, each with three bedrooms; 1,936 square feet on a 0.1591‑acre lot; Metal roof installed in 2023
