Restaurant and Bar with
For Sale
$349,900
Pending
64 Old Fentonville Rd, Frewsburg, NY 14738
Includes a full-service kitchen, outdoor dining area, and dedicated off-street parking.
Property Size2,958 SF
Days on Market460
Property Features for 64 Old Fentonville Rd
General Information
Standard status
Pending
Size
2,958 SF
Additional Details
Patio
Yes
Taxes and HOA fees
Annual Taxes
$4,404
Amenities
bonus apartment
Listing Agency:
Century 21 Turner Brokers
21
Listed By:
Daniel Terhune · License #10301217717
21
Source:
Exprealty
Added: May 28, 2025
Changed: Aug 30
Last Checked: Aug 30 at 7:08PM
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 Century 21 Turner Brokers
Investment Insights
Based on property information with market context.
Located at 64 Old Fentonville Rd in Frewsburg, this restaurant property combines indoor dining and beverage service with supporting improvements. The layout includes a full-service kitchen, bar area, outdoor dining space, and an upstairs apartment that may provide additional income potential.
The parcel covers just over two acres and includes an established parking lot for off-street customer parking. The combination of restaurant infrastructure, outdoor seating, and a separate upstairs living component creates a versatile commercial property with multiple existing areas for use.
The parcel covers just over two acres and includes an established parking lot for off-street customer parking. The combination of restaurant infrastructure, outdoor seating, and a separate upstairs living component creates a versatile commercial property with multiple existing areas for use.
Key Highlights
- Restaurant property with full‑service kitchen and bar
- Just over two acres at 64 Old Fentonville Rd
- Outdoor dining area 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
$18,294
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
5.23%
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%
$365,880
$365.9K
Cap Rate 7%
$261,343
$261.3K
Cap Rate 9%
$203,267
$203.3K
Market Conditions
NOI Build-Up for 2,958 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
$28.0K $9.48/SF
− Vacancy
−$1.9K −$0.64/SF
EGI
$26.1K $8.84/SF
− OpEx
−$7.8K −$2.65/SF
NOI
$18.3K $6.18/SF
Area
Chautauqua County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$365,880
Cap Rate 7%
$261,343
Cap Rate 9%
$203,267
Alternative Uses
Best Use
Specialty Retail
$555.6K
$486.2K – $648.3K
NOI $38,895 @ 7.0% cap · market cap 11.12%
Second Best
Industrial
$261.3K
$228.7K – $304.9K
NOI $18,294 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$885.4K
$774.7K – $1.03M
NOI $61,976 @ 7.0% cap · market cap 17.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Includes a full-service kitchen, outdoor dining area, and dedicated off-street parking.
Where is this conventional restaurant located?
The property is located at 64 Old Fentonville Rd Frewsburg, NY.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Restaurant property with full‑service kitchen and bar; Just over two acres at 64 Old Fentonville Rd; Outdoor dining area included
