Move-In Condition
285 W Main St Fredonia, NY 14063
New
For Sale
$272,500
Currently configured as a two-unit property with updates and a metal roof, offering flexible conversion potential.
Days on Market4
Property Features for 285 W Main St
General Information
Standard status
Active
Property subtype
Multi Family
Building Details
Year Built
1880
Listing Agency:
Niebel Realty
(716) 410-3400
Listed By:
Rick Scienza
(716) 410-3400
Source:
Elliman
Added: Jul 26
Changed: Jul 27
Last Checked: Jul 29 at 12:11PM
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 Niebel Realty
Investment Insights
Based on property information with market context.
This move-in condition duplex is currently set up as a two-unit property, with updates throughout that support immediate occupancy. The home features a modern country kitchen and a bathroom with a soaking tub and separate shower. An updated metal roof and updated utilities are in place, complementing the home’s overall updated feel.
Outside, enjoy a covered front porch, and rear patio doors that open to a 19' x 17' semi-private composite deck. The property includes a large double lot with room for gardening and play, with mature trees, exceptional landscaping, and some privacy fencing around the yard. A two and a half car garage adds practical storage and workspace.
While it is presently arranged as a duplex, the layout can be brought back to a single large home, with the option to open up to a spacious four-bedroom residence.
Outside, enjoy a covered front porch, and rear patio doors that open to a 19' x 17' semi-private composite deck. The property includes a large double lot with room for gardening and play, with mature trees, exceptional landscaping, and some privacy fencing around the yard. A two and a half car garage adds practical storage and workspace.
While it is presently arranged as a duplex, the layout can be brought back to a single large home, with the option to open up to a spacious four-bedroom residence.
Key Highlights
- Built in 1880 with current setup as a two‑unit property, with potential to convert to a four‑bedroom home
- Updates include a modern country kitchen and a bathroom with a soaking tub and separate shower
- Metal roof and all utilities have been updated
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $30.3k | $13.50 |
| − Vacancy | −$3.8k | −$1.68 |
| EGI | $26.6k | $11.82 |
| − OpEx | −$8.0k | −$3.55 |
| NOI | $18.6k | $8.27 |
2,248 SF · lease $13.50/SF/yr · vacancy 12.44% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$265.7K
$232.5K – $310.0K
NOI $18,601 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$243.1K
$212.7K – $283.7K
NOI $17,019 @ 7.0% cap · market cap 6.25%
Theoretical Best
Office A
$672.9K
$588.8K – $785.0K
NOI $47,100 @ 7.0% cap · market cap 17.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Currently configured as a two-unit property with updates and a metal roof, offering flexible conversion potential.
Where is this duplex located?
The property is located at 285 W Main St Fredonia, NY.
What is the asking price?
The asking price for this property is $272,500.
What are key features of this property?
This property features: Built in 1880 with current setup as a two‑unit property, with potential to convert to a four‑bedroom home; Updates include a modern country kitchen and a bathroom with a soaking tub and separate shower; Metal roof and all utilities have been updated
