Side-by-Side
New
For Sale
$189,900
9-11 Shirley Ave, Buffalo, NY 14225
Separate driveways serve both units, with a garage at one residence.
Property Size1,602 SF
Price / SF$118.54
Days on Market4
Property Features for 9-11 Shirley Ave
General Information
Standard status
Active
Size
1,602 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1943
Tenancy
Multi
Listing Agency:
MJ Peterson Real Estate Inc.
Listed By:
Frank E Sandor · License #10401204018
(716) 863-0369
Source:
Thejoshjamesteam
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 4 at 12:10PM
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 MJ Peterson Real Estate Inc.
Investment Insights
Based on property information with market context.
Built in 1943, this 1,602-square-foot duplex is configured as two side-by-side units. Each unit has a separate driveway, and one includes a garage. Hardwood and laminate flooring are present throughout, and the property has a large yard.
The duplex is in Cedargrove, with access to Route 33 and I-90. Both units have long-term tenants who would like to remain.
The duplex is in Cedargrove, with access to Route 33 and I-90. Both units have long-term tenants who would like to remain.
Key Highlights
- 1,602‑square‑foot duplex built in 1943
- Two side‑by‑side units, each with a separate driveway
- Garage included at one unit
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$15,896
Cap Rate
8.37%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$317,920
$317.9K
Cap Rate 7%
$227,086
$227.1K
Cap Rate 9%
$176,622
$176.6K
Market Conditions
NOI Build-Up for 1,602 SF
Gross rent
$24.0K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$22.7K $14.17/SF
− OpEx
−$6.8K −$4.25/SF
NOI
$15.9K $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 Rate 5%
$317,920
Cap Rate 7%
$227,086
Cap Rate 9%
$176,622
Alternative Uses
Best Use
Multifamily LT 5
$227.1K
$198.7K – $264.9K
NOI $15,896 @ 7.0% cap · market cap 8.37%
Second Best
Apartment 5plus
$209.2K
$183.0K – $244.0K
NOI $14,641 @ 7.0% cap · market cap 7.71%
Theoretical Best
Office A
$385.2K
$337.1K – $449.5K
NOI $26,967 @ 7.0% cap · market cap 14.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,085
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
Median Home Value
Check the figures for this property
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 - Separate driveways serve both units, with a garage at one residence.
Where is this duplex located?
The property is located at 9-11 Shirley Ave Buffalo, NY.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: 1,602‑square‑foot duplex built in 1943; Two side‑by‑side units, each with a separate driveway; Garage included at one unit
