Duplex with New
For Sale
$99,000
95 Fletcher Street, Tonawanda, NY 14150
Two apartments provide separate living spaces with distinct bedroom and common-area layouts.
Property Size1,340 SF
Days on Market63
Property Features for 95 Fletcher Street
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
Listing Agency:
HUNT Real Estate ERA
Listed By:
John C Pontrello · License #10401287347
(716) 998-4125
Source:
Highfallssir
Added: Aug 12
Changed: Oct 12
Last Checked: Oct 11 at 11:23AM
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 ERA
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 / Yr
$8,616
Cap Rate
8.70%
Suggested Prices Based on Cap Rates
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
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 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 8.70%
Second Best
Apartment 5plus
$110.5K
$96.7K – $129.0K
NOI $7,737 @ 7.0% cap · market cap 7.82%
Theoretical Best
Office A
$292.9K
$256.3K – $341.8K
NOI $20,505 @ 7.0% cap · market cap 20.71%
Zoning and permitted uses should be independently verified with authorities.
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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
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 apartments provide separate living spaces with distinct bedroom and common-area layouts.
Where is this duplex located?
The property is located at 95 Fletcher Street Tonawanda, NY.
What is the asking price?
The asking price for this property is $99,000.
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
