.svg)
109 Poultney Avenue , Buffalo, NY 14215
109 Poultney Avenue, Buffalo, NY 14215
1407
sq ft
2
units
2
gas meters
2
electric meters
2
hot water tanks
2
heating units
Unit 1
Vacant
status
2
beds
1
baths
Unit 2
Vacant
status
2
beds
1
baths
Unit 1
Vacant
status
2
beds
1
baths
Unit 2
Vacant
status
2
beds
1
baths
109 Poultney Place, Buffalo, NY 14215 | $180,000 | 2-Unit Duplex
A Fully Renovated Duplex Where Your Mortgage Practically Pays Itself
Two units. Separate Utilities. One opportunity to stop paying rent — or start building a cash-flowing portfolio — in one of Buffalo's most steadily appreciating East Side neighborhoods.
The Story
When Sumon and Kayrul bought 109 Poultney Place at the end of 2024, they didn't do a light refresh. They didn't paint over problems. They did what most investors only talk about: they gutted it, rebuilt it from the inside out, and put their own money — a lot of it — into making sure the next owner wouldn't have to think about this building for years.
New roof. New siding. New furnaces with new ductwork to the upper unit. New plumbing from the basement to every fixture. New wiring to every switch and outlet. New drywall throughout. New luxury vinyl plank flooring. Gut-renovated bathrooms with ceramic tile surrounds. 99% new windows, right down to the basement. This isn't a flipped house. This is a rebuilt one.
"You see the whole money is gone for this house." — Sumon, the seller. He meant every penny of it.
That's the kind of seller you want on the other side of this deal. Not someone who painted and priced. Someone who went all-in because they believed in what they were building — and now they're ready to hand it to the right buyer at a price that makes sense for everyone.
This Property Is a Fit for You If...
You're a house-hacker. Live in the lower unit — a 2 bed/1 bath with a brand-new forced air furnace — and collect $950/month from the upper. Your housing cost drops to near zero. Stop paying someone else's mortgage and start building equity in your own building.
You're a turnkey investor. Both units are vacant. You choose your tenants. No deferred maintenance to inherit. No mystery systems. Every mechanical is new or nearly new. The neighborhood has been appreciating for 15+ years. This is a clean asset at a competitive price — with real numbers behind it.
What Was Renovated — The Full List
New tear-off roof, soffits, and gutters (2025). New vinyl siding (2025). New forced air furnace in the lower unit (2026). All-new ductwork in the upper unit. New gas hot water tanks in both units (2026). Full electrical service replacement (2023). New wiring to every switch and outlet. New plumbing supply and drain lines to every fixture. Gut-renovated bathrooms with ceramic tile wall and tub surrounds. New drywall throughout. Luxury vinyl plank flooring throughout. 99% new windows, including the basement.
The building runs on separate electric meters (2), separate gas meters (2), and one water meter. Circuit breaker panels. Full basement. Driveway parking. 1,546 sq ft on a 35x112 lot.
The Investor Math
The numbers pencil out clearly at the asking price — and they get interesting fast when you look at comparable sales.
Lower unit market rent: $1,100/month. Upper unit market rent: $950/month. Combined gross annual rent potential: $24,600. Effective gross income after vacancy: $23,370. Net operating income: $16,850. At the 1% rule, this building values at $205,000. At an 8% cap rate, it values at $210,629. The ask is $180,000.
The asking price is set intentionally — to drive multiple showings and generate competing offers in a zip code that is firmly a seller's market. There are 13 active duplex listings in 14215 right now. Twenty-four are pending. Eighty-six closed in the last 365 days. The market is moving. The sellers on this one are ready to move with it.
Comparable sales in the area — fully vacant, similarly sized duplexes — have been closing between $210,000 and $250,000. The difference? Those had two-car garages. This one has a lower list price and a more complete renovation.
"Everything besides the framing is new. Exterior, interior — 99.9% of it has been done newly." — Kayrul, the co-owner.
The Neighborhood
The 14215 zip code isn't a secret anymore — and that's actually a good thing for buyers getting in now. Owner-occupancy has been climbing. Rents have been rising. The east side of Buffalo has seen consistent appreciation in both property values and tenant quality for over 15 years. This isn't speculation. It's a trend with a track record.
And because this property has no existing tenants, you choose who moves in. You set the tone. You don't inherit someone else's situation — you build your own.
Ready to Make a Move?
Showings are booking now. Offers are welcome. Hit the Schedule a Showing or Submit an Offer button at the top of this page — this one won't sit.
$180,000
Deadline
Open house dates
