Updated 3BR Home on Two
For Sale
$219,000
12751 Sawmill Run Road, Frewsburg, NY 14738
LAND - Bungalow - Frewsburg, NY
Property Size1,500 SF
Lot Size2.00 Acres
Price / SF$146
Days on Market49
Property Features for 12751 Sawmill Run Road
General Information
Property type
Land
Property subtype
Other
Parking features
Garage
Patio and Porch features
Porch, Deck
Interior features
BreakfastBar, GreatRoom, KitchenIsland, LivingDiningRoom, WalkInPantry, BedroomOnMainLevel
Exterior features
Deck, GravelDriveway
Fireplace
1
Appliances
Dryer, Dishwasher, ElectricWaterHeater, GasOven, GasRange, Microwave, Refrigerator
Lot features
Adjacent To Public Land, Rectangular, Rectangular Lot, Rural Lot, Cleared, Steep Slope
Elementary school
G N Chapman Elementary
Middle school
Randolph Middle
High school
Randolph Senior High
Elementary school district
Randolph
Middle school district
Randolph
High school district
Randolph
Directions
From Frewsburg, drive down frew run the house is just past Homestead Campground.
Subdivision
South Valley-048200
Standard status
Active
APN
048200-096-004-0001-011-000-0000
Size
1,500 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Annual Amount
2308
Utilities
Sewer type
Septic Tank
Heating system
Oil, Forced Air
Water source
Well
Building Details
Year built
1985
Floors in Building
1
Flooring type
Laminate, Carpet, Varies, Tile
Building materials
WoodSiding
Architectural style
Bungalow
Listing Agency:
Century 21 Turner Brokers · Century 21 Real Estate
(716) 763-7506
Listed By:
William Burley · License #10311209727
(716) 720-1321
Added: Jul 1
Changed: Aug 15
Last Checked: Aug 18 at 3:06AM
MLS# R1695363
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.
This property includes a three-bedroom, one-bath home with an open floor plan and a modern kitchen featuring a center island and breakfast bar. The spacious great room has tongue-and-groove ceilings and a centrally located wood-burning stove. The updated bathroom includes a double vanity and an oversized walk-in tile shower. A laundry room on the main level offers cabinet and counter space. An integral one-car garage provides additional flexibility with a rec room or potential third bedroom above, which includes its own private deck.
The exterior layout supports storage and vehicles with an attached two-car garage/storage area and an expansive covered front porch that includes a fireplace. The home is located near South Valley State Forest and Onoville Marina, offering convenient access to outdoor recreation. The property is listed for sale at 12751 Sawmill Run Road, Frewsburg, NY 14738.
The exterior layout supports storage and vehicles with an attached two-car garage/storage area and an expansive covered front porch that includes a fireplace. The home is located near South Valley State Forest and Onoville Marina, offering convenient access to outdoor recreation. The property is listed for sale at 12751 Sawmill Run Road, Frewsburg, NY 14738.
Key Highlights
- 2‑bedroom, 1‑bath bungalow built in 1985 on 2 acres with country/privacy setting
- Open floor plan with modern kitchen featuring center island and breakfast bar plus walk‑in pantry
- Spacious great room with tongue‑and‑groove ceilings and a centrally located wood‑burning stove (fireplace included)
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
$11,356
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
5.19%
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%
$227,120
$227.1K
Cap Rate 7%
$162,229
$162.2K
Cap Rate 9%
$126,178
$126.2K
Market Conditions
NOI Build-Up for 1,500 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
$23.8K $15.84/SF
− Vacancy
−$3.1K −$2.08/SF
EGI
$20.6K $13.76/SF
− OpEx
−$9.3K −$6.19/SF
NOI
$11.4K $7.57/SF
Area
Chautauqua County, NY
Vacancy
13.10%
Lease Rate
$15.84 /SF/Yr
Expense Ratio
45.00%
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%
$227,120
Cap Rate 7%
$162,229
Cap Rate 9%
$126,178
Alternative Uses
Best Use
Apartment 5plus
$162.2K
$142.0K – $189.3K
NOI $11,356 @ 7.0% cap · market cap 5.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$449.0K
$392.9K – $523.8K
NOI $31,428 @ 7.0% cap · market cap 14.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
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?
Single family property - Updated 3-bedroom, 1-bath home on two acres with open floor plan, wood-burning stove, and covered front porch.
Where is this single family property located?
The property is located at 12751 Sawmill Run Road Frewsburg, NY.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: 2‑bedroom, 1‑bath bungalow built in 1985 on 2 acres with country/privacy setting; Open floor plan with modern kitchen featuring center island and breakfast bar plus walk‑in pantry; Spacious great room with tongue‑and‑groove ceilings and a centrally located wood‑burning stove (fireplace included)
