Two-Family Duplex with
New
For Sale
$175,000
87 Fernhill Avenue, Buffalo, NY 14215
Residential, Buffalo, NY
Property Size1,572 SF
Lot Size0.08 Acres
Price / SF$111.32
Days on Market1
Property Features for 87 Fernhill Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Basement, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 2, Bathroom 1
Parking features
Garage
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-090-620-0002-007-000
Size
1,572 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
1211
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1924
Floors in Building
2
Number of units
2
Flooring type
Varies, Vinyl
Building materials
Frame, WoodSiding
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Md Nabi Islam · License #10401400344
(646) 410-6786
Added: Sep 3
Last Checked: Sep 3 at 4:06PM
MLS# B1711985
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.
Located at 87 Fernhill Avenue in Buffalo, this duplex contains 1,572 square feet across two residential units. Each unit includes 2 bedrooms, 1 full bathroom, a living room, dining area, and full kitchen, creating consistent layouts within the property. The room schedule also includes a basement.
Built in 1924, the property has frame construction with wood siding, varied and vinyl flooring, forced-air heating, a gas water heater, public water service, and garage parking. The 0.0795-acre parcel is in Buffalo’s 14215 ZIP code, near ECMC, schools, shopping, public transportation, and everyday amenities. The two-unit configuration supports owner-occupancy, rental income, or multigenerational living as described in the property information.
Built in 1924, the property has frame construction with wood siding, varied and vinyl flooring, forced-air heating, a gas water heater, public water service, and garage parking. The 0.0795-acre parcel is in Buffalo’s 14215 ZIP code, near ECMC, schools, shopping, public transportation, and everyday amenities. The two-unit configuration supports owner-occupancy, rental income, or multigenerational living as described in the property information.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom in each unit
- 1,572 square feet of total property size on a 0.0795‑acre lot
- Frame construction with wood siding; built in 1924
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
$15,598
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
8.91%
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%
$311,960
$312.0K
Cap Rate 7%
$222,829
$222.8K
Cap Rate 9%
$173,311
$173.3K
Market Conditions
NOI Build-Up for 1,572 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
$23.6K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$22.3K $14.17/SF
− OpEx
−$6.7K −$4.25/SF
NOI
$15.6K $9.92/SF
Area
Buffalo, NY
Vacancy
5.50%
Lease Rate
$15.00 /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%
$311,960
Cap Rate 7%
$222,829
Cap Rate 9%
$173,311
Alternative Uses
Best Use
Multifamily LT 5
$222.8K
$195.0K – $260.0K
NOI $15,598 @ 7.0% cap · market cap 8.91%
Second Best
Apartment 5plus
$205.2K
$179.6K – $239.5K
NOI $14,367 @ 7.0% cap · market cap 8.21%
Theoretical Best
Office A
$378.0K
$330.8K – $441.0K
NOI $26,462 @ 7.0% cap · market cap 15.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,037
Businesses Nearby
Explore this area
Business Placement
Demographics for 14215, NY
42,447
Population
19,203
Households
2.2
Avg Household Size
33
Median Age
19%
College-Educated
87%
High-School Grad
4.8 sq mi
ZIP Area
8,843
Density / Sq Mi
$43,326
Median Household Income
$29,204
Median Earnings
$993
Median Rent
$102,800
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 residential units provide matching two-bedroom layouts with full kitchens, dining areas, and living rooms.
Where is this duplex located?
The property is located at 87 Fernhill Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bathroom in each unit; 1,572 square feet of total property size on a 0.0795‑acre lot; Frame construction with wood siding; built in 1924
