Updated Two-Family
For Sale
$369,900
Pending
965 Amherst Street, Buffalo, NY 14216
Two spacious apartments feature porches, finished supplemental rooms, and separate utilities.
Property Size3,523 SF
Days on Market60
Property Features for 965 Amherst Street
General Information
Standard status
Pending
Size
3,523 SF
Total Parking Spaces
3
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 3BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$5,235
Amenities
enclosed front porch
private upper porch
finished basement
Building Details
Building Size
3,523 SF
Year Built
1920
Listing Agency:
WNY Metro Roberts Realty
Listed By:
Barbara J Castillo · License #10401243077
(716) 597-3690
Source:
Highfallssir
Added: Aug 20
Changed: Oct 3
Last Checked: Oct 16 at 2:28PM
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 WNY Metro Roberts Realty
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Investment Insights
Based on property information with market context.
Built in 1920, this two-family duplex at 965 Amherst Street includes two three-bedroom apartments with distinct layouts and additional finished space. The lower residence offers 1.5 baths, a formal dining room, an eat-in kitchen with appliances, an enclosed front porch with leaded glass transom windows, and finished basement space. The upper apartment includes one bath, refinished hardwood floors, a private upper porch, and two finished rooms on the third floor.
Major improvements include exterior painting in 2026, full PEX plumbing installed in 2022, a complete tear-off roof on the house and detached garage in 2018, upgraded electrical service with apartment subpanels in 2018, chimney and foundation work in 2017, and new main water and sewer lines installed in 2014. The property also has separate utilities and a detached 3-car garage.
Major improvements include exterior painting in 2026, full PEX plumbing installed in 2022, a complete tear-off roof on the house and detached garage in 2018, upgraded electrical service with apartment subpanels in 2018, chimney and foundation work in 2017, and new main water and sewer lines installed in 2014. The property also has separate utilities and a detached 3-car garage.
Key Highlights
- Two apartments, each with 3 bedrooms; lower unit has 1.5 baths and upper unit has 1 bath
- Detached 3‑car garage with a complete tear‑off roof completed in 2018
- Full PEX plumbing throughout installed in 2022
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$32,198
Cap Rate
8.70%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$643,960
$644.0K
Cap Rate 7%
$459,971
$460.0K
Cap Rate 9%
$357,756
$357.8K
Market Conditions
NOI Build-Up for 3,523 SF
Gross rent
$61.3K $17.40/SF
− Vacancy
−$2.8K −$0.78/SF
EGI
$58.5K $16.62/SF
− OpEx
−$26.3K −$7.48/SF
NOI
$32.2K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$643,960
Cap Rate 7%
$459,971
Cap Rate 9%
$357,756
Alternative Uses
Best Use
Multifamily LT 5
$499.4K
$437.0K – $582.6K
NOI $34,957 @ 7.0% cap · market cap 9.45%
Second Best
Apartment 5plus
$460.0K
$402.5K – $536.6K
NOI $32,198 @ 7.0% cap · market cap 8.70%
Theoretical Best
Office A
$847.2K
$741.3K – $988.4K
NOI $59,305 @ 7.0% cap · market cap 16.03%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
903
Businesses Nearby
Explore this area
Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Two spacious apartments feature porches, finished supplemental rooms, and separate utilities.
Where is this duplex located?
The property is located at 965 Amherst Street Buffalo, NY.
What is the asking price?
The asking price for this property is $369,900.
What are key features of this property?
This property features: Two apartments, each with 3 bedrooms; lower unit has 1.5 baths and upper unit has 1 bath; Detached 3‑car garage with a complete tear‑off roof completed in 2018; Full PEX plumbing throughout installed in 2022
