Six-Bedroom Duplex with Full
New
For Sale
$329,000
90 Dexter Street, Tonawanda, NY 14150
Residential, Tonawanda, NY
Property Size2,366 SF
Lot Size0.11 Acres
Price / SF$139.05
Days on Market1
Property Features for 90 Dexter Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 2, Bedroom 6, Bedroom 4, Bathroom 2, Bedroom 3, Basement, Bathroom 3, Bedroom 5, Bedroom 1
Parking features
Garage
Patio and Porch features
Porch
Interior features
CedarClosets, CeilingFans, ProgrammableThermostat
Exterior features
EnclosedPorch, FullyFenced, Porch
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Tonawanda City
Middle school district
Tonawanda City
High school district
Tonawanda City
Subdivision
Tonawanda-City-141600
Standard status
Active
APN
141600-053-210-0007-004-000
Size
2,366 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
6039
Utilities
Heating system
Baseboard, Hot Water(Heating), Natural Gas
Water source
Public
Building Details
Year built
1968
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Carpet, Tile, Varies, Laminate
Building materials
AtticCrawlHatchwaysInsulated, BlownInInsulation, Brick, SprayFoamInsulation, VinylSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Berkshire Hathaway Homeservices Zambito Realtors
(585) 798-9898
Listed By:
Lizabeth Krenning · License #10401376243
(585) 259-8973
Added: Sep 9
Last Checked: Sep 9 at 2:06PM
MLS# B1712181
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 2,366-square-foot duplex contains two three-bedroom units, each with a full bathroom, living room, formal dining room, and generously sized kitchen with storage. Hardwood floors, stainless steel or quality appliances, and modern updates are featured throughout. The first-floor residence includes a gas fireplace and private deck, while the upper unit has an enclosed porch.
The property sits on a 0.1129-acre lot with fenced outdoor areas, a garage, and public water service. Separate utility meters serve the two units. A full basement adds a laundry area, storage, a partially finished living area, and a full bathroom, expanding the property's functional space. Built in 1968, the building also includes natural-gas heating, a gas water heater, and a mix of brick and vinyl siding.
The property sits on a 0.1129-acre lot with fenced outdoor areas, a garage, and public water service. Separate utility meters serve the two units. A full basement adds a laundry area, storage, a partially finished living area, and a full bathroom, expanding the property's functional space. Built in 1968, the building also includes natural-gas heating, a gas water heater, and a mix of brick and vinyl siding.
Key Highlights
- Two three‑bedroom units, each with a full bathroom, living room, dining room, and kitchen
- 2,366 square feet on a 0.1129‑acre lot
- Separate utility meters for each unit
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
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 - Two three-bedroom units feature updated kitchens, hardwood flooring, separate utility meters, and distinct private outdoor spaces.
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 three‑bedroom units, each with a full bathroom, living room, dining room, and kitchen; 2,366 square feet on a 0.1129‑acre lot; Separate utility meters for each unit
