Nightclub with Updated
For Sale
$349,000
12-14 Water Street, Fredonia, NY 14063
CommercialSale, Fredonia, NY
Property Size2,208 SF
Lot Size0.08 Acres
Price / SF$158.06
Days on Market494
Property Features for 12-14 Water Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
425
Zoning description
Commercial
Rooms
Basement
Parking features
Paved or Surfaced
Lot features
Rectangular, Rectangular Lot
Elementary school district
Fredonia
Middle school district
Fredonia
High school district
Fredonia
Directions
Main Street downtown Fredonia to Water Street. Building will be on the left. On street parking or village parking lot behind the building.
Subdivision
Fredonia-Village-065801
Standard status
Active
APN
065801-113-065-0002-058-000
Size
2,208 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
5638
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Central, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1923
Floors in Building
1
Building materials
Brick, Block
Roof type
Flat
Listing Agency:
Howard Hanna Holt - Fredonia
(716) 673-1800
Listed By:
Tammy Hess Schmitt · License #40HE1022222
(716) 679-8355
Added: May 30, 2025
Changed: Sep 16
Last Checked: Oct 5 at 7:06AM
MLS# R1611139
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.
Valentine’s Place is a 2,208-square-foot nightclub and bar at 12-14 Water Street in Fredonia. The sale includes the land, 1923-built building, and business. Improvements include sound and lighting equipment, an updated bar, renovated restrooms, new tile flooring, upgraded electrical and refrigeration systems, and a newer flat roof. The property has brick and block construction, forced-air natural gas heat, central air, public water, and public sewer.
The 0.0758-acre property is near SUNY Fredonia and adjacent to public parking. Paved or surfaced parking is available, and the property is designated under zoning code 425. A basement is included in the building configuration.
The 0.0758-acre property is near SUNY Fredonia and adjacent to public parking. Paved or surfaced parking is available, and the property is designated under zoning code 425. A basement is included in the building configuration.
Key Highlights
- 2,208‑square‑foot nightclub and bar at 12‑14 Water Street
- Sale includes the land, building, and business
- Updated bar, renovated restrooms, and new tile flooring
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
$29,033
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
8.32%
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%
$580,660
$580.7K
Cap Rate 7%
$414,757
$414.8K
Cap Rate 9%
$322,589
$322.6K
Market Conditions
NOI Build-Up for 2,208 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
$39.7K $18.00/SF
− Vacancy
−$1.0K −$0.47/SF
EGI
$38.7K $17.53/SF
− OpEx
−$9.7K −$4.38/SF
NOI
$29.0K $13.15/SF
Area
Chautauqua County, NY
Vacancy
2.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$580,660
Cap Rate 7%
$414,757
Cap Rate 9%
$322,589
Alternative Uses
Best Use
Specialty Retail
$414.8K
$362.9K – $483.9K
NOI $29,033 @ 7.0% cap · market cap 8.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$660.9K
$578.3K – $771.0K
NOI $46,262 @ 7.0% cap · market cap 13.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
666
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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- Downtown Brew - Craft Beer Shop & Bar — 13 Water St, Fredonia, NY 14063
Frequently Asked Questions
What type of property is this?
Night club - Sale includes the land, building, and nightclub business with upgraded sound, lighting, electrical, and refrigeration systems.
Where is this night club located?
The property is located at 12-14 Water Street Fredonia, NY.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: 2,208‑square‑foot nightclub and bar at 12‑14 Water Street; Sale includes the land, building, and business; Updated bar, renovated restrooms, and new tile flooring
