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    33-35 E Main St Fredonia, NY 14063

    Sponsored
    For Sale
    $339,900

    SINGLE_FAMILY - Fredonia, NY

    Type:Office
    Property size:
    4,300 SF
    Lot size:
    0.06 Acres
    Days on Market:
    123
    Last Refresh:
    Jan 21 at 3:06 am

    Property Features for 33-35 E Main St

    General Information

    Special listing conditions
    Standard
    Property type
    Residential
    Property subtype
    Office
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    464
    Rooms
    Basement
    APN
    065801-113-065-0002-013-000
    Size
    4,300 SF
    Lot size
    0.06 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Hot Water(Heating)

    Building Details

    Year built
    1920
    Floors in Building
    2
    Flooring type
    Linoleum, Vinyl, Carpet
    Building materials
    AtticCrawlHatchwaysInsulated, BlownInInsulation, Brick
    Roof type
    Membrane, Rubber

    We can help!

    Listing Contact
    Anne LaPaglia
    Anne LaPaglia

    Howard Hanna Holt Real Estate (716) 269-4208 [email protected]

    Listing agent Anne LaPaglia (716) 673-1800 License #30LA0737178

    Listing date Sep 21, 2025

    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.

    Learn more

    Property Insight Report

    Overview

    Downtown Fredonia Investment Opportunity

    This investment opportunity features two commercial office buildings located in downtown Fredonia, New York. Zoned for business use, the properties at 33-35 E Main Street offer a combined area of 4300 square feet on a 0.0574-acre lot. One building is currently leased to a long-term tenant. The other building is occupied by the sellers, who are open to a lease-back arrangement. Both buildings include spacious first-floor offices and additional second-floor space. The upper level presents the potential to create an additional apartment alongside the existing 4-bedroom unit. Recent updates include a new rubber roof installed in 2024, a 7-year-old boiler, and two consistently maintained central A/C units. Parking is convenient, with municipal lots located nearby, as well as on-street parking available along the front and side of the buildings.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Building Supply Gym & Fitness

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fredonia
    County
    Chautauqua
    State
    New York
    Longitude
    -79.330122
    Latitude
    42.440565

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    FAQs

    What type of property is this?
    Office building - Two commercial office buildings with value-add potential in downtown Fredonia.
    Where is this office building located?
    The property is located at 33-35 E Main St Fredonia, NY.
    What is the asking price?
    The asking price for this property is $339,900.
    What are key features of this property?
    This property features: - Investment opportunity: Two commercial buildings in downtown Fredonia offered together, providing immediate rental income and future development potential.; - Flexible occupancy: One building is leased to a long-term tenant, while the other offers potential lease-back from the sellers, ensuring immediate cash flow.; - Value-add potential: Upper level offers the opportunity to create an additional apartment alongside the existing 4-bedroom unit, increasing rental income.
    (716) 673-5186
    Request Owner's contact information
    33-35 E Main St Fredonia, NY 14063
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    Fredonia, NY 14063
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    33-35 E Main St Fredonia, NY 14063
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    We can help!
    Listing Contact
    Anne LaPaglia
    Anne LaPaglia
    Real Estate License ID: 30LA0737178
    (716) 673-5186
    Learn more
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