Renovated Duplex with Full
89 Andover Avenue Buffalo, NY 14215
89 Andover Avenue, Buffalo, NY, 14215
$199,900
For Sale
$199,900
MULTI_FAMILY - Buffalo, NY
Property Size1,867 SF
Lot Size0.09 Acres
Price / SF$107.07
Days on Market49
Property Features for 89 Andover Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 2
- Rooms
- Bedroom 1, Bedroom 3, Bedroom 4, Bathroom 2, Basement, Bathroom 1, Bedroom 2
- Interior features
- Attic
- Appliances
- GasWaterHeater
- Standard status
- Active
- APN
- 140200-090-480-0002-025-000
- Size
- 1,867 SF
- Lot size
- 0.09 Acres
Taxes and HOA fees
- Tax Annual Amount
- 1805
Utilities
- Heating system
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1923
- Floors in Building
- 1
- Number of units
- 2
- Flooring type
- Vinyl, Hardwood, Varies
- Building materials
- VinylSiding
Listing Agency
Keller Williams Realty WNY
(716) 832-3300
5500 Main St. Ste. 108, Williamsville, NY
Listed by
Syed J Rizvi · License #10401279412
(716) 946-2700
Added: May 31 Checked: Jul 18 at 8:06 am
MLS# B1686176
Listing URL
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 well maintained duplex has been recently renovated and is designed with two bedrooms on each floor. Each level offers a living-dining combination, a kitchen, and one full bathroom, providing two complete residential layouts within the same property. Improvements include new windows, a nice roof, and a full basement. The home is served by electric circuit breaker service, and the basement is described as dry clean.
The property is located at 89 Andover Avenue in Buffalo, New York, and is described as minutes away from the South Campus of the University at Buffalo. The lot size is listed at approximately 0.0911 acres, and the building size is listed at 1,867 square feet.
For buyers looking for a straightforward residential income property, the unit-by-unit bedroom and bathroom layout can support easy leasing and practical day-to-day management. The presence of a full basement adds additional usable space, while the described updates to windows and roof help reduce near-term maintenance items. With two self-contained living levels, the duplex configuration may appeal to owner-occupants or investors seeking a simple, functional setup.
The property is located at 89 Andover Avenue in Buffalo, New York, and is described as minutes away from the South Campus of the University at Buffalo. The lot size is listed at approximately 0.0911 acres, and the building size is listed at 1,867 square feet.
For buyers looking for a straightforward residential income property, the unit-by-unit bedroom and bathroom layout can support easy leasing and practical day-to-day management. The presence of a full basement adds additional usable space, while the described updates to windows and roof help reduce near-term maintenance items. With two self-contained living levels, the duplex configuration may appeal to owner-occupants or investors seeking a simple, functional setup.
Key Highlights
- Well‑maintained multifamily home minutes from the University at Buffalo South Campus
- Recently renovated layout with 2 bedrooms, living‑dining combo, kitchen, and 1 full bath on each floor
- Many new windows plus a recently updated roof
Local Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $32.5k | $17.40 |
| − Vacancy | −$1.5k | −$0.78 |
| EGI | $31.0k | $16.62 |
| − OpEx | −$14.0k | −$7.48 |
| NOI | $17.1k | $9.14 |
1,867 SF · lease $17.40/SF/yr · vacancy 4.50% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$264.6K
$231.6K – $308.8K
NOI $18,525 @ 7.0% cap · market cap 9.27%
Second Best
Apartment 5plus
$243.8K
$213.3K – $284.4K
NOI $17,063 @ 7.0% cap · market cap 8.54%
Theoretical Best
Office A
$449.0K
$392.9K – $523.8K
NOI $31,428 @ 7.0% cap · market cap 15.72%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
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FAQs
What type of property is this?
Duplex - Recently renovated duplex offers two-bed floor plans, each with kitchen and full bath, plus full basement.
Where is this duplex located?
The property is located at 89 Andover Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Well‑maintained multifamily home minutes from the University at Buffalo South Campus; Recently renovated layout with 2 bedrooms, living‑dining combo, kitchen, and 1 full bath on each floor; Many new windows plus a recently updated roof
