Mixed-Use Property with Studio
For Sale
$420,000
11055 W Perimeter Road, Frewsburg, NY 14738
Commercially zoned building with backup power, substantial parking, and a separate-electric studio apartment.
Property Size5,440 SF
Days on Market461
Property Features for 11055 W Perimeter Road
General Information
Standard status
Active
Size
5,440 SF
Total Parking Spaces
70
Property subtype
Commercial
Zoning
400, Commercial
Taxes and HOA fees
Annual Taxes
$4,274
Amenities
central air
outdoor gazebo
onsite generator
Building Details
Building Size
5,440 SF
Year Built
1987
Year Renovated
2024
Buildings
3
Stories
1
Listing Agency:
Real Estate Advantage
(716) 499-0370
Listed By:
Cynthia Johnson · License #10401362557
(716) 499-0370
Source:
Wcirealty
Added: May 6, 2025
Changed: Aug 7
Last Checked: Aug 9 at 12:57PM
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 Real Estate Advantage
Investment Insights
Based on property information with market context.
Built in 1987, this mixed-use property includes a semi-furnished studio apartment positioned at the rear of the building. The apartment has separate electric service and may be rented or occupied by an owner. Property improvements include central air installed in 2024, an outdoor gazebo added in 2007, and an onsite generator designed to operate the property during a power outage. Roofing work includes replacement over part of the rear section in March 2024 and new shingles over the middle section in 2014.
The site includes parking for 70 or more vehicles, two dug wells with one currently needed for use, and 400, Commercial zoning. Nearby recreational destinations identified for the property include Allegany hiking trails, Onoville Marina, Salamanca Casino, and snowmobiling areas.
The site includes parking for 70 or more vehicles, two dug wells with one currently needed for use, and 400, Commercial zoning. Nearby recreational destinations identified for the property include Allegany hiking trails, Onoville Marina, Salamanca Casino, and snowmobiling areas.
Key Highlights
- 400, Commercial zoning
- Semi‑furnished studio apartment with separate electric service
- Onsite generator designed to operate the property during a power outage
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
8.53%
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 8.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.63M
$1.42M – $1.90M
NOI $113,979 @ 7.0% cap · market cap 27.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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 - Commercially zoned building with backup power, substantial parking, and a separate-electric studio apartment.
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 $420,000.
What are key features of this property?
This property features: 400, Commercial zoning; Semi‑furnished studio apartment with separate electric service; Onsite generator designed to operate the property during a power outage
