Updated Duplex with Detached
New
For Sale
$375,000
95 Parkside Avenue, Buffalo, NY 14214
Two rented units, private parking, and basement laundry support established property operations.
Property Size2,390 SF
Days on Market4
Property Features for 95 Parkside Avenue
General Information
Standard status
Active
Size
2,390 SF
Property subtype
Duplex
Occupancy
100%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,122
Amenities
covered porches
upper-level deck
mature landscaping
private driveway
detached garage
hardwood floors
original woodwork
updated kitchens
basement coin-operated laundry
Building Details
Building Size
2,390 SF
Year Built
1905
Buildings
1
Listing Agency:
HUNT Real Estate ERA
Listed By:
Christian Voigt · License #10301211121
(716) 345-5251
Source:
Highfallssir
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 2 at 9:22PM
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 1905, this two-family duplex combines classic architectural details with functional updates. Both apartments include hardwood flooring, original woodwork, detailed trim, spacious rooms, natural light, and updated kitchens. Covered porches and a large upper-level deck extend the usable space, while mature landscaping adds to the exterior setting.
The property includes a private driveway and detached garage, along with basement coin-operated laundry equipment that provides on-site tenant convenience. Both units are currently rented, and the home features a solid foundation and established mechanical systems. The property is located in Buffalo’s Parkside and North Buffalo area, near Delaware Park, the Buffalo Zoo, neighborhood shops, and restaurants.
The property includes a private driveway and detached garage, along with basement coin-operated laundry equipment that provides on-site tenant convenience. Both units are currently rented, and the home features a solid foundation and established mechanical systems. The property is located in Buffalo’s Parkside and North Buffalo area, near Delaware Park, the Buffalo Zoo, neighborhood shops, and restaurants.
Key Highlights
- Duplex with two currently rented apartments
- Built in 1905 with original woodwork, hardwood floors, trim, and moldings
- Updated kitchens in both apartments
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
$23,715
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
6.32%
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%
$474,300
$474.3K
Cap Rate 7%
$338,786
$338.8K
Cap Rate 9%
$263,500
$263.5K
Market Conditions
NOI Build-Up for 2,390 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
$35.9K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$33.9K $14.17/SF
− OpEx
−$10.2K −$4.25/SF
NOI
$23.7K $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%
$474,300
Cap Rate 7%
$338,786
Cap Rate 9%
$263,500
Alternative Uses
Best Use
Multifamily LT 5
$338.8K
$296.4K – $395.3K
NOI $23,715 @ 7.0% cap · market cap 6.32%
Second Best
Apartment 5plus
$312.0K
$273.0K – $364.1K
NOI $21,843 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$574.7K
$502.9K – $670.5K
NOI $40,232 @ 7.0% cap · market cap 10.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
855
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 - Two rented units, private parking, and basement laundry support established property operations.
Where is this duplex located?
The property is located at 95 Parkside Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Duplex with two currently rented apartments; Built in 1905 with original woodwork, hardwood floors, trim, and moldings; Updated kitchens in both apartments
