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    Flex Space with Retail Frontage Title is generated by Realmo AI

    1646 Olean Portville Rd, Olean, NY 14760

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    New
    For Sale
    $175,000

    Two-building flex setup combines customer-facing frontage with a rear four-bay garage and loading dock.

    Property size:
    3,320 SF
    Price / SF:
    $52/SF
    Added:
    Jun 1, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 5 at 2:01 am

    Property Features for 1646 Olean Portville Rd

    General Information

    Standard status
    Active
    Size
    3,320 SF

    We can help!

    Listing Contact
    Regis Handley
    Regis Handley

    Listing agent Regis Handley License #10301215129

    Listing office Howard Hanna Professionals - Olean

    Listing date Jun 1, 2026

    Source Exprealty

    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 Howard Hanna Professionals - Olean

    HighLights

    • Two‑building commercial flex property: 1,518 SF main building plus 1,802 SF rear four‑bay garage.
    • Main building features three separate rooms, a half bathroom, and large front display windows for customer‑facing frontage.
    • Rear 1,802 SF four‑bay garage includes a loading dock for storage, warehousing, distribution, or maintenance uses.
    • Flexible layout suitable for a range of commercial uses including retail, professional offices, contractor services, specialty shops, or showroom space.
    • Owner‑operator or investor‑friendly configuration with customer‑facing space paired with industrial‑style workspace.

    Overview

    This for-sale flex property includes a main building with approximately 1,518 square feet and a rear garage/workspace of approximately 1,802 square feet. The main building was previously operated as a welding supply store and features a flexible interior with three separate rooms, a half bathroom, and large front display windows for natural light and customer visibility. Behind the main building, the four-bay garage includes a loading dock and can support storage, warehousing, distribution, equipment maintenance, fabrication, light manufacturing, or service-related operations.

    Set in a high-visibility, high-traffic area, the front building is designed to draw attention from passing traffic through its display windows. The combination of a customer-facing layout and an industrial-style workspace creates a practical live-work or owner-operator configuration, with space to support both a storefront presence and back-of-house functions.

    The property is well-suited for tenants, buyers, and owner-operators looking for a single site that can accommodate multiple business types, including retail, professional offices, contractor services, specialty shops, showroom space, or other commercial ventures that benefit from both frontage and loading-capable garage space. The overall layout supports flexible use across the two buildings, with the main building geared toward retail or client access and the rear garage supporting operational needs.
    Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Nail Salon Hotel & Motel Auto Parts Store Department Store Kitchen & Bath Showroom Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Olean
    County
    Cattaraugus
    State
    New York
    Longitude
    -78.391014
    Latitude
    42.070291

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    FAQs

    What type of property is this?
    Flex space - Two-building flex setup combines customer-facing frontage with a rear four-bay garage and loading dock.
    Where is this flex space located?
    The property is located at 1646 Olean Portville Rd Olean, NY.
    What is the asking price?
    The asking price for this property is $175,000.
    What are key features of this property?
    This property features: Two‑building commercial flex property: 1,518 SF main building plus 1,802 SF rear four‑bay garage.; Main building features three separate rooms, a half bathroom, and large front display windows for customer‑facing frontage.; Rear 1,802 SF four‑bay garage includes a loading dock for storage, warehousing, distribution, or maintenance uses.
    (716) 307-9256
    We can help!
    Listing Contact
    Regis Handley
    Regis Handley
    Real Estate License ID: 10301215129
    Learn More
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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
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    1646 Olean Portville Rd, Olean, NY
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