Renovated Duplex Ready for
For Sale
$289,900
Pending
95 Custer Street, Buffalo, NY 14214
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,304 SF
Lot Size0.08 Acres
Days on Market105
Property Features for 95 Custer Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 5, Bedroom 1, Basement, Bathroom 2, Bedroom 4, Bedroom 2, Bathroom 1
Patio and Porch features
Porch
Interior features
CeilingFans, Storage, NaturalWoodwork
Exterior features
Balcony, Fence
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Holland Land Company's Su
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Main Street to Custer
Standard status
Pending
APN
140200-079-540-0004-071-000
Size
2,304 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
1924
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Varies, Carpet, Vinyl, Hardwood, Tile
Building materials
AtticCrawlHatchwaysInsulated, CompositeSiding, CopperPlumbing, PexPlumbing
Roof type
Asphalt, Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Prestige Family Realty
(716) 389-3524
Listed By:
Joan Mauro · License #10401267709
(716) 381-2150
Added: May 8
Changed: Aug 15
Last Checked: Aug 20 at 5:06AM
MLS# B1679592
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.
Completely renovated and currently vacant, this duplex offers a turn-key opportunity for tenants or owner-occupants. The property includes two units with refreshed interiors featuring updated bathrooms, new appliances, new flooring, and modern lighting throughout. Exterior amenities include a porch, balcony area, and fenced yard space.
Improvements include new electric and plumbing completed in 2025, and a new tear-off roof with a transferable warranty completed in 2026. The home is built with asphalt/shingle roofing and includes natural gas forced-air heating and central air cooling. Interior features include ceiling fans and storage, and the building has public water service.
Built in 1910, the duplex sits on a 0.0764-acre lot and has a total property size of 2,304 square feet. The property is being sold "as is."
Improvements include new electric and plumbing completed in 2025, and a new tear-off roof with a transferable warranty completed in 2026. The home is built with asphalt/shingle roofing and includes natural gas forced-air heating and central air cooling. Interior features include ceiling fans and storage, and the building has public water service.
Built in 1910, the duplex sits on a 0.0764-acre lot and has a total property size of 2,304 square feet. The property is being sold "as is."
Key Highlights
- Vacant, completely renovated duplex with refreshed interiors and new appliances
- 0.0764‑acre lot and 2,304 SF total property size
- New electric and plumbing completed in 2025
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
$22,861
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
7.89%
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%
$457,220
$457.2K
Cap Rate 7%
$326,586
$326.6K
Cap Rate 9%
$254,011
$254.0K
Market Conditions
NOI Build-Up for 2,304 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
$34.6K $15.00/SF
− Vacancy
−$1.9K −$0.83/SF
EGI
$32.7K $14.17/SF
− OpEx
−$9.8K −$4.25/SF
NOI
$22.9K $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 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%
$457,220
Cap Rate 7%
$326,586
Cap Rate 9%
$254,011
Alternative Uses
Best Use
Multifamily LT 5
$326.6K
$285.8K – $381.0K
NOI $22,861 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$300.8K
$263.2K – $351.0K
NOI $21,057 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$554.1K
$484.8K – $646.4K
NOI $38,785 @ 7.0% cap · market cap 13.38%
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
749
Businesses Nearby
Explore this area
Business Placement
Demographics for 14214, NY
20,732
Population
9,280
Households
2.2
Avg Household Size
32
Median Age
46%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
6,282
Density / Sq Mi
$56,573
Median Household Income
$29,928
Median Earnings
$1,072
Median Rent
$234,600
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 - Vacant renovated duplex with central air, fenced outdoor space, and recent electric, plumbing, and roofing updates.
Where is this duplex located?
The property is located at 95 Custer Street Buffalo, NY.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Vacant, completely renovated duplex with refreshed interiors and new appliances; 0.0764‑acre lot and 2,304 SF total property size; New electric and plumbing completed in 2025
