Automotive Shop with
New
For Sale
$249,900
278 W Main Street, Fredonia, NY 14063
CommercialSale, Fredonia, NY
Property Size1,344 SF
Lot Size0.26 Acres
Price / SF$185.94
Days on Market4
Property Features for 278 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
433
Zoning description
Business
Parking
10
Lot features
Rectangular, Rectangular Lot
Elementary school district
Fredonia
Middle school district
Fredonia
High school district
Fredonia
Subdivision
Fredonia-Village-065801
Standard status
Active
APN
065801-130-006-0001-009-002
Size
1,344 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Annual Amount
1832
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Propane (Heating)
Water source
Public
Amenities
finished office space
restroom
overhead door
propane heat
automobile lift
Building Details
Floors in Building
1
Building materials
MetalSiding
Roof type
Shingle
Listing Agency:
Howard Hanna Holt - Fredonia
(716) 673-1800
Listed By:
Anne LaPaglia · License #30LA0737178
(716) 673-5186
Added: Sep 4
Changed: Sep 5
Last Checked: Sep 7 at 12:06PM
MLS# R1712210
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 1,344-square-foot automotive building is currently used for collision and paint work. The facility includes finished office space, a restroom, an overhead door, circuit breakers, propane-fired forced-air heat, and an automobile lift. Additional tools and a frame machine are negotiable. Metal siding and a shingle roof approximately 10 years old complete the building improvements.
The property occupies a 0.2618-acre corner lot measuring 68 feet by 167 feet along West Main Street and Route 20 in Fredonia. Paved parking supports customer and vehicle access, while public water and public sewer serve the site. The property is located in Chautauqua County, New York.
The property occupies a 0.2618-acre corner lot measuring 68 feet by 167 feet along West Main Street and Route 20 in Fredonia. Paved parking supports customer and vehicle access, while public water and public sewer serve the site. The property is located in Chautauqua County, New York.
Key Highlights
- 1,344‑square‑foot automotive building on a 0.2618‑acre corner lot
- Currently operating as an automobile collision and paint shop
- Finished office space, restroom, overhead door, and circuit breakers
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
$16,494
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
6.60%
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%
$329,880
$329.9K
Cap Rate 7%
$235,629
$235.6K
Cap Rate 9%
$183,267
$183.3K
Market Conditions
NOI Build-Up for 1,344 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
$24.2K $18.00/SF
− Vacancy
−$629 −$0.47/SF
EGI
$23.6K $17.53/SF
− OpEx
−$7.1K −$5.26/SF
NOI
$16.5K $12.27/SF
Area
Chautauqua County, NY
Vacancy
2.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$329,880
Cap Rate 7%
$235,629
Cap Rate 9%
$183,267
Alternative Uses
Best Use
Retail
$235.6K
$206.2K – $274.9K
NOI $16,494 @ 7.0% cap · market cap 6.60%
Second Best
Industrial
$118.7K
$103.9K – $138.5K
NOI $8,312 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$402.3K
$352.0K – $469.3K
NOI $28,159 @ 7.0% cap · market cap 11.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
485
Businesses Nearby
Balanced
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Nyce & Clean Auto Detailing — 276 W Main St Unit #4, Fredonia, NY 14063
- R D Fisk Precision Collision — 276 W Main St, Fredonia, NY 14063
- Slate's Fredonia Services — 124 W Main St, Fredonia, NY 14063
- Madenford Spring & Auto — 80 Water St, Fredonia, NY 14063
Frequently Asked Questions
What type of property is this?
Auto shop - Operating automotive facility with customer-facing office space, service access, paved parking, and an included vehicle lift.
Where is this auto shop located?
The property is located at 278 W Main Street Fredonia, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: 1,344‑square‑foot automotive building on a 0.2618‑acre corner lot; Currently operating as an automobile collision and paint shop; Finished office space, restroom, overhead door, and circuit breakers
