Duplex with Walk-Up
For Sale
$214,900
86 High Street, Angola, NY 14006
Residential, Angola, NY
Property Size1,936 SF
Lot Size0.16 Acres
Price / SF$111
Days on Market57
Property Features for 86 High Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 5, Bathroom 1, Basement, Bedroom 3, Bathroom 2, Bedroom 6, Bedroom 4, Bedroom 2
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
Other (Heating), Natural Gas
Water source
Public
Amenities
covered front porch
large gated yard
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Laminate, Hardwood, Vinyl, Varies
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: Oct 5
Last Checked: Oct 5 at 6:06PM
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 1,936-square-foot duplex, built in 1910, contains two apartments with three bedrooms each. A walk-up attic offers additional unfinished space; any conversion to living area would be subject to local zoning and permitting. The property also has a covered front porch, a gated yard, and driveway parking, with access from two streets.
Recent work includes a metal roof installed in 2023, new breaker panels in the basement, a water heater and HVAC system for the lower apartment, and a replacement sump pump basin. The property is next to an elementary school and across from a church. Downtown Angola is within walking distance, and NFTA bus routes 76 and 2 are about a three-minute walk away.
Recent work includes a metal roof installed in 2023, new breaker panels in the basement, a water heater and HVAC system for the lower apartment, and a replacement sump pump basin. The property is next to an elementary school and across from a church. Downtown Angola is within walking distance, and NFTA bus routes 76 and 2 are about a three-minute walk away.
Key Highlights
- Two apartments, each with three bedrooms
- 1,936 square feet on a 0.1591‑acre lot
- Walk‑up attic; conversion is subject to local zoning and permitting
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$12,448
Cap Rate
5.79%
Suggested Prices Based on Cap Rates
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
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 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
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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
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 - Two apartments provide three-bedroom layouts, alongside recent improvements to several building systems.
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 $214,900.
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; Walk‑up attic; conversion is subject to local zoning and permitting
