Duplex with New
New
For Sale
$125,000
95 Fletcher St, Tonawanda, NY 14150
Two apartments provide separate living spaces with distinct bedroom and common-area layouts.
Property Size1,340 SF
Days on Market7
Property Features for 95 Fletcher St
General Information
Standard status
Active
Size
1,340 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR, 1 x 3BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,408
Building Details
Building Size
1,340 SF
Year Built
1828
Stories
1
Units
2
Listing Agency:
HUNT Real Estate Corporation
(716) 998-4125
Listed By:
John C Pontrello
(716) 998-4125
Source:
Elliman
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 20 at 11:26AM
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 HUNT Real Estate Corporation
Investment Insights
Based on property information with market context.
Built in 1828, this duplex at 95 Fletcher St includes two separate apartments. The front unit has a kitchen, living room, and two bedrooms. The rear unit offers a kitchen, dining room, living room, three bedrooms, and stair access to attic space that can be used as an additional room.
A new roof was installed in July 2026. The property has a Walk Score of 64 and a Bike Score of 47, reflecting somewhat walkable and somewhat bikeable conditions. Gross ROI is 10%.
A new roof was installed in July 2026. The property has a Walk Score of 64 and a Bike Score of 47, reflecting somewhat walkable and somewhat bikeable conditions. Gross ROI is 10%.
Key Highlights
- Two‑apartment duplex with distinct unit layouts
- Front apartment includes 2 bedrooms
- Rear apartment includes 3 bedrooms and attic access
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
$8,616
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
6.89%
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%
$172,320
$172.3K
Cap Rate 7%
$123,086
$123.1K
Cap Rate 9%
$95,733
$95.7K
Market Conditions
NOI Build-Up for 1,340 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
$18.5K $13.80/SF
− Vacancy
−$6.2K −$4.61/SF
EGI
$12.3K $9.19/SF
− OpEx
−$3.7K −$2.76/SF
NOI
$8.6K $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%
$172,320
Cap Rate 7%
$123,086
Cap Rate 9%
$95,733
Alternative Uses
Best Use
Multifamily LT 5
$123.1K
$107.7K – $143.6K
NOI $8,616 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$110.5K
$96.7K – $129.0K
NOI $7,737 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$292.9K
$256.3K – $341.8K
NOI $20,505 @ 7.0% cap · market cap 16.40%
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
850
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
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 - Two apartments provide separate living spaces with distinct bedroom and common-area layouts.
Where is this duplex located?
The property is located at 95 Fletcher St Tonawanda, NY.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: Two‑apartment duplex with distinct unit layouts; Front apartment includes 2 bedrooms; Rear apartment includes 3 bedrooms and attic access
