Turnkey Commercial Opportunity on Route
For Sale
Contact for pricing
10378 Bennett Road, Fredonia, NY 14063
Established appliance and furniture business with real estate for sale.
Property Size44,780 SF
Lot Size3.60 Acres
Price / SF$93.79
Days on Market166
Property Features for 10378 Bennett Road
General Information
Standard status
Active
Size
44,780 SF
Class
A
Lot size
3.60 Acres
Property subtype
Retail
Zoning
RETAIL TRD
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Built
1980
Buildings
1
Stories
1
Listing Agency:
CENTURY 21 Turner Brokers
(716) 640-3912
Listed By:
Thomas Turner · License #10311200036
Source:
Crexi
Added: Mar 6
Changed: Aug 13
Last Checked: Aug 13 at 3:08PM
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 CENTURY 21 Turner Brokers
Investment Insights
Based on property information with market context.
Located on Bennett Road along New York State Route 60, this commercial property offers a turnkey opportunity. The sale includes the building, land, and an established appliance and furniture business. The property features approximately 45,000 square feet of combined retail and warehouse space on 3.6 acres. The building includes 28,000 square feet of retail showroom space and 17,000 square feet of warehouse space. The warehouse is equipped with multiple dock doors and drive-in access. The parcel offers ample on-site parking and room for customer access and deliveries. This property benefits from excellent visibility and strong drive-by traffic along a busy commercial corridor between Fredonia and Jamestown. This is ideal for buyers looking to step directly into an established operation in a highly visible commercial location.
Key Highlights
- Established appliance and furniture business included in sale (turnkey opportunity).
- Prime commercial location on NYS Route 60 with high visibility and traffic.
- Large building with 45,000 sq ft of combined retail and warehouse space.
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
$336,300
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
8.01%
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%
$6,726,000
$6.7M
Cap Rate 7%
$4,804,286
$4.8M
Cap Rate 9%
$3,736,667
$3.7M
Market Conditions
NOI Build-Up for 44,780 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
$424.5K $9.48/SF
− Vacancy
−$28.9K −$0.64/SF
EGI
$395.6K $8.84/SF
− OpEx
−$59.3K −$1.33/SF
NOI
$336.3K $7.51/SF
Area
Chautauqua County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$6,726,000
Cap Rate 7%
$4,804,286
Cap Rate 9%
$3,736,667
Alternative Uses
Best Use
Retail
$7.85M
$6.87M – $9.16M
NOI $549,558 @ 7.0% cap · market cap 13.08%
Second Best
Warehouse
$4.80M
$4.20M – $5.61M
NOI $336,300 @ 7.0% cap · market cap 8.01%
Theoretical Best
Office A
$13.40M
$11.73M – $15.64M
NOI $938,231 @ 7.0% cap · market cap 22.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
353
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14063, NY
13,028
Population
5,861
Households
2.2
Avg Household Size
34
Median Age
40%
College-Educated
95%
High-School Grad
50.9 sq mi
ZIP Area
256
Density / Sq Mi
$55,629
Median Household Income
$27,358
Median Earnings
$852
Median Rent
$178,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Established appliance and furniture business with real estate for sale.
Where is this storefront property located?
The property is located at 10378 Bennett Road Fredonia, NY.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: Established appliance and furniture business included in sale (turnkey opportunity).; Prime commercial location on NYS Route 60 with high visibility and traffic.; Large building with **45,000 sq ft of combined retail and warehouse space.**
