Buffalo Ave, Niagara Falls, NY, USA

MIXED-USE C1-A CORNER DUPLEX | ASSIGNABLE CONTRACT 3,510 sf mixed-use: ~1,500 sf storefront + 1,755 sf 4BD/2BA upper. Newer roof (~5 yrs), 200A electric, updated plumbing, separate meters, 2 furnaces, 2 hot water tanks. High-visibility corner location. CURRENT INCOME (AS-IS – USED FOR PRICE) Storefront: $1,500/mo (vacant, seller-confirmed) Residential: $1,250/mo (occupied) Gross: $33K/yr – Expenses: $11.8K/yr → NOI: $18.2K/yr ~7.1% CAP @ $270K on real current numbers. MARKET POTENTIAL (PRO FORMA – UPSIDE) Comps support Storefront ≈ $1,900/mo and 4BD ≈ $1,700/mo That’s $3,600/mo → $43.2K/yr gross. With the same 27% expense load, NOI ≈ $30.9–31.4K/yr. At a conservative 6.5% C1-A cap, implied value is ≈$476k. Equitable interest via signed purchase agreement; assigning contract. Cash or hard money only. First qualified buyer gets full pro forma, rent comp screenshots, and contract (redacted) upon request. Showings by appointment only; limited assignment window tied to existing closing date.