Duplex with Full
For Sale
$329,000
90 Dexter Street, Tonawanda, NY 14150
Each residence includes three bedrooms, a full bathroom, and separate utility metering.
Property Size2,366 SF
Days on Market9
Property Features for 90 Dexter Street
General Information
Standard status
Active
Size
2,366 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$6,039
Amenities
laundry area
Building Details
Building Size
2,366 SF
Year Built
1968
Buildings
1
Listing Agency:
Berkshire Hathaway Homeservices Zambito Realtors
Listed By:
Lizabeth Krenning · License #10401376243
(585) 259-8973
Source:
Highfallssir
Added: Sep 9
Changed: Sep 13
Last Checked: Sep 17 at 4:13AM
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 Berkshire Hathaway Homeservices Zambito Realtors
Investment Insights
Based on property information with market context.
Built in 1968, this two-unit duplex offers matching three-bedroom, one-bath layouts with hardwood flooring, spacious kitchens, living rooms, and formal dining rooms. The units also include stainless steel or quality appliances and separate utility meters. The first-floor residence adds a gas fireplace and private outdoor deck, while the upper unit has an enclosed porch that can serve as extra sitting or living space.
The full basement expands the property’s usable area with a laundry zone, substantial storage, a partially finished section, a large living area, and a full bathroom. Outdoor areas are situated on a spacious lot, providing additional space beyond the residences. The configuration supports separate-unit occupancy, with basement and exterior features adding flexibility to the property.
The full basement expands the property’s usable area with a laundry zone, substantial storage, a partially finished section, a large living area, and a full bathroom. Outdoor areas are situated on a spacious lot, providing additional space beyond the residences. The configuration supports separate-unit occupancy, with basement and exterior features adding flexibility to the property.
Key Highlights
- Two‑unit duplex with three bedrooms and one full bathroom in each residence
- Separate utility meters for each unit
- Full basement with laundry area, storage, partially finished living area, and full bathroom
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
$15,213
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
4.62%
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%
$304,260
$304.3K
Cap Rate 7%
$217,329
$217.3K
Cap Rate 9%
$169,033
$169.0K
Market Conditions
NOI Build-Up for 2,366 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
$32.7K $13.80/SF
− Vacancy
−$10.9K −$4.61/SF
EGI
$21.7K $9.19/SF
− OpEx
−$6.5K −$2.76/SF
NOI
$15.2K $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 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%
$304,260
Cap Rate 7%
$217,329
Cap Rate 9%
$169,033
Alternative Uses
Best Use
Multifamily LT 5
$217.3K
$190.2K – $253.6K
NOI $15,213 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$195.2K
$170.8K – $227.7K
NOI $13,661 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$517.2K
$452.6K – $603.4K
NOI $36,205 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Explore this area
Business Placement
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
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 - Each residence includes three bedrooms, a full bathroom, and separate utility metering.
Where is this duplex located?
The property is located at 90 Dexter Street Tonawanda, NY.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Two‑unit duplex with three bedrooms and one full bathroom in each residence; Separate utility meters for each unit; Full basement with laundry area, storage, partially finished living area, and full bathroom
