Mixed-Use Property with Studio
For Sale
$395,000
11055 W Perimeter Road, Frewsburg, NY 14738
CommercialSale, Frewsburg, NY
Property Size5,440 SF
Lot Size1.65 Acres
Price / SF$72.61
Days on Market492
Property Features for 11055 W Perimeter Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
400
Zoning description
Commercial
Rooms
Basement
Parking
70
Parking features
Driveway
Interior features
BedroomOnMainLevel
Exterior features
PropaneTankLeased
Lot features
Irregular Lot
Elementary school district
Randolph
Middle school district
Randolph
High school district
Randolph
Directions
From Frewsburg take Rt 62 to Bone Run Rd to West Perimeter Rd. Turn left on West Perimeter Rd. The destination is about 1 mile on the left side.
Subdivision
South Valley-048200
Standard status
Active
APN
048200-097-002-0002-020-001-0000
Size
5,440 SF
Lot size
1.65 Acres
Taxes and HOA fees
Tax Annual Amount
4274
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Space Heater, Propane (Heating)
Cooling system
Central Air
Water source
Well
Amenities
outdoor gazebo
onsite generator
Building Details
Year built
1987
Floors in Building
1
Flooring type
Vinyl, Linoleum, Carpet
Building materials
AtticCrawlHatchwaysInsulated, Block, Frame, Concrete, SprayFoamInsulation, WoodSiding
Roof type
Shingle
Listing Agency:
Real Estate Advantage
(716) 484-2020
Listed By:
Cynthia Johnson · License #10401362557
(716) 499-0370
Added: May 6, 2025
Changed: Sep 7
Last Checked: Sep 9 at 12:06PM
MLS# R1597679
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 5,440-square-foot mixed-use property on 1.65 acres was built in 1987 and includes a semi-furnished studio apartment at the rear. The apartment has separate electric service and may be rented or occupied by an owner. Building features include central air installed in 2024, an onsite generator, propane heating, a shingle roof, and a mix of block, frame, concrete, wood siding, and spray foam insulation. The property is served by a well and septic tank, with two dug wells on site; only one is currently needed and used.
The site includes parking for 70 or more cars and is located near Allegany hiking trails, Onoville Marina, Salamanca Casino, and snowmobiling activities. A portion of the rear roof was replaced in March 2024, while shingles were added over the middle section in 2014. Zoning is 400.
The site includes parking for 70 or more cars and is located near Allegany hiking trails, Onoville Marina, Salamanca Casino, and snowmobiling activities. A portion of the rear roof was replaced in March 2024, while shingles were added over the middle section in 2014. Zoning is 400.
Key Highlights
- 5,440‑square‑foot mixed‑use property on 1.65 acres
- Semi‑furnished studio apartment with separate electric service
- Parking for 70 or more cars
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
$35,810
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
9.07%
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%
$716,200
$716.2K
Cap Rate 7%
$511,571
$511.6K
Cap Rate 9%
$397,889
$397.9K
Market Conditions
NOI Build-Up for 5,440 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
$65.9K $12.12/SF
− Vacancy
−$8.6K −$1.59/SF
EGI
$57.3K $10.53/SF
− OpEx
−$21.5K −$3.95/SF
NOI
$35.8K $6.58/SF
Area
Chautauqua County, NY
Vacancy
13.10%
Lease Rate
$12.12 /SF/Yr
Expense Ratio
37.50%
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%
$716,200
Cap Rate 7%
$511,571
Cap Rate 9%
$397,889
Alternative Uses
Best Use
Mixed Use
$511.6K
$447.6K – $596.8K
NOI $35,810 @ 7.0% cap · market cap 9.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.63M
$1.42M – $1.90M
NOI $113,979 @ 7.0% cap · market cap 28.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 14738, NY
3,561
Population
1,714
Households
2.1
Avg Household Size
46
Median Age
17%
College-Educated
92%
High-School Grad
65.0 sq mi
ZIP Area
55
Density / Sq Mi
$70,000
Median Household Income
$36,929
Median Earnings
$884
Median Rent
$130,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Maintained mixed-use property with a separate studio apartment, central air, onsite generator, and extensive paved parking.
Where is this mixed-use property located?
The property is located at 11055 W Perimeter Road Frewsburg, NY.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 5,440‑square‑foot mixed‑use property on 1.65 acres; Semi‑furnished studio apartment with separate electric service; Parking for 70 or more cars
