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    11055 W Perimeter Rd Frewsburg, NY 14738

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    For Sale
    $560,000

    Established restaurant and bar with additional rental income potential.

    Lot size:
    1.65 Acres

    Property Features for 11055 W Perimeter Rd

    General Information

    Standard status
    Active
    Lot size
    1.65 Acres

    We can help!

    Listing Contact
    Cynthia Johnson
    Source: Exprealty

    Listing Agency: Real Estate Advantage Listing Agent: Cynthia Johnson

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Turnkey Restaurant & Bar Investment

    The Horseshoe Inn is a well-established local restaurant and bar situated on 1.65 acres in a picturesque setting. The property is located near Allegany hiking trails, Onoville marina, Salamanca Casino, and snowmobiling areas. The restaurant and bar have been meticulously maintained, with upgrades including new central air installed in 2024 and an outdoor gazebo constructed in 2007 to provide additional seating. A partial roof replacement was completed over the kitchen area in March 2024, and new shingles were installed over the bar and seating area in 2014. The bar area provides seating for 76 patrons, while other tables accommodate an additional 22. A separate room adjacent to the bar area is available for private parties. The property features a large parking lot with space for 70 or more vehicles. A semi-furnished studio apartment, with separate electric, is located behind the restaurant and can be rented out or owner occupied. The property includes an onsite generator which runs everything in the event of a power outage. The property has 2 dug wells, but only one is currently needed and used.
    Location Intelligence

    Current Use by Public Records

    Bars

    Suggested Use

    Restaurant Smoke and Vape Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Frewsburg
    County
    Chautauqua
    State
    New York
    Longitude
    -78.940206
    Latitude
    42.046721

    Nearby Similar for Sale

    • $560,000
      5,440 SF

      Turnkey Restaurant and Bar Investment

      Well-established restaurant and bar on 1.65 acres.
      11055 W Perimeter Rd, Frewsburg, NY 14738
      View Details
    • $349,900
      2,958 SF

      Turn-Key Bar and Restaurant

      Bar and restaurant with apartment and outdoor dining in Frewsburg.
      64 Old Fentonville Rd, Frewsburg, NY 14738
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    • $230,000
      1.00 Acre

      Frewsburg Church and Social Hall

      Well-maintained church, parsonage, and social hall with parking.
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    • $480,000
      5,440 SF

      Frewsburg Commercial Investment Opportunity

      Meticulously maintained commercial property with rental income potential.
      11055 W Perimeter Rd, Frewsburg, NY 14738
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    • $375,000
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      Onoville General Store: Riverfront Gem

      Established Business, Prime Location
      741 Perimeter Rd, Frewsburg, NY 14738
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    FAQs

    What type of property is this?
    Restaurant - Established restaurant and bar with additional rental income potential.
    Where is this restaurant located?
    The property is located at 11055 W Perimeter Rd Frewsburg, NY.
    What is the asking price?
    The asking price for this property is $560,000.
    What are key features of this property?
    This property features: - Turnkey, well-established restaurant and bar with a strong local presence, offering immediate income potential.; - Includes a semi-furnished studio apartment with separate electric, providing rental income or owner-occupancy options.; - Large parking lot accommodating 70+ vehicles, essential for a high-volume business.
    (716) 499-0370
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    11055 W Perimeter Rd Frewsburg, NY 14738
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    Frewsburg, NY 14738
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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
    11055 W Perimeter Rd Frewsburg, NY 14738
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    We can help!
    Listing Contact
    Cynthia Johnson
    (716) 499-0370
    Learn more
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