Two-Unit Duplex with
New
For Sale
$189,999
86 Ross Avenue, Buffalo, NY 14207
Each unit offers an eat-in kitchen, vented glass block windows, and a durable newer roof.
Property Size1,883 SF
Days on Market7
Property Features for 86 Ross Avenue
General Information
Standard status
Active
Size
1,883 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,658
Building Details
Building Size
1,883 SF
Year Built
1934
Listing Agency:
Scott Realty Group LLC
Listed By:
Andre A Scott · License #10491210376
(716) 570-0870
Source:
Highfallssir
Added: Sep 7
Changed: Sep 11
Last Checked: Sep 12 at 10:00AM
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 Scott Realty Group LLC
Investment Insights
Based on property information with market context.
Built in 1934, this two-unit duplex provides matching layouts with 2 bedrooms and 1 full bathroom in each unit. Both units include eat-in kitchens, while the property also features a durable newer roof and vented glass block windows. A backyard adds outdoor space, and the property is situated on a neighborhood street at 86 Ross Avenue in Buffalo, NY 14207.
The two-unit configuration supports both owner-occupant and investor ownership strategies. The combination of established construction, practical unit layouts, kitchen dining areas, and outdoor space gives the property a straightforward residential income profile.
The two-unit configuration supports both owner-occupant and investor ownership strategies. The combination of established construction, practical unit layouts, kitchen dining areas, and outdoor space gives the property a straightforward residential income profile.
Key Highlights
- Two units, each with 2 bedrooms and 1 full bathroom
- Eat‑in kitchen included in both units
- Durable newer roof
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
$17,209
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
9.06%
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%
$344,180
$344.2K
Cap Rate 7%
$245,843
$245.8K
Cap Rate 9%
$191,211
$191.2K
Market Conditions
NOI Build-Up for 1,883 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
$32.8K $17.40/SF
− Vacancy
−$1.5K −$0.78/SF
EGI
$31.3K $16.62/SF
− OpEx
−$14.1K −$7.48/SF
NOI
$17.2K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$344,180
Cap Rate 7%
$245,843
Cap Rate 9%
$191,211
Alternative Uses
Best Use
Multifamily LT 5
$266.9K
$233.6K – $311.4K
NOI $18,684 @ 7.0% cap · market cap 9.83%
Second Best
Apartment 5plus
$245.8K
$215.1K – $286.8K
NOI $17,209 @ 7.0% cap · market cap 9.06%
Theoretical Best
Office A
$452.8K
$396.2K – $528.3K
NOI $31,698 @ 7.0% cap · market cap 16.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
Explore this area
Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Each unit offers an eat-in kitchen, vented glass block windows, and a durable newer roof.
Where is this duplex located?
The property is located at 86 Ross Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $189,999.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 full bathroom; Eat‑in kitchen included in both units; Durable newer roof
