Duplex with Separate Upper
New
For Sale
$198,900
66 Eagle St, Fredonia, NY 14063
Two distinct residences offer separate utilities, with recent interior updates and parking at the property.
Property Size2,100 SF
Days on Market3
Property Features for 66 Eagle St
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,504
Amenities
enclosed back porch
Building Details
Building Size
2,100 SF
Year Built
1893
Buildings
1
Stories
2
Units
2
Listing Agency:
Premier Realty & Investments
Listed By:
Brenda Burgstrom
(716) 672-9700
Source:
Elliman
Added: Sep 24
Last Checked: Sep 24 at 2:49PM
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 Premier Realty & Investments
Investment Insights
Based on property information with market context.
Built in 1893, this two-family property has a four-bedroom, two-bath residence on the first level and a separate three-bedroom apartment above. The lower unit includes living and dining areas, an eat-in kitchen with oak cabinetry, and an enclosed rear porch. Interior updates include new flooring and fresh paint, and the building has separate utilities. The exterior combines vinyl siding with a stone front and vinyl windows; the roof was replaced in September 2026.
Two driveways and a large rear parking area serve the property. Downtown, SUNY Fredonia, restaurants, and village amenities are nearby. Lake Erie, beaches, the harborfront, and the wine trail are also identified as nearby recreational destinations. The property has been used as an Airbnb and was previously occupied as student rental housing.
Two driveways and a large rear parking area serve the property. Downtown, SUNY Fredonia, restaurants, and village amenities are nearby. Lake Erie, beaches, the harborfront, and the wine trail are also identified as nearby recreational destinations. The property has been used as an Airbnb and was previously occupied as student rental housing.
Key Highlights
- Two‑family layout with a four‑bedroom, two‑bath lower residence and a three‑bedroom upper apartment
- Separate utilities for the two residences
- Interior refreshed with new flooring and paint
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
$17,376
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
8.74%
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%
$347,520
$347.5K
Cap Rate 7%
$248,229
$248.2K
Cap Rate 9%
$193,067
$193.1K
Market Conditions
NOI Build-Up for 2,100 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
$28.4K $13.50/SF
− Vacancy
−$3.5K −$1.68/SF
EGI
$24.8K $11.82/SF
− OpEx
−$7.4K −$3.55/SF
NOI
$17.4K $8.27/SF
Area
Chautauqua County, NY
Vacancy
12.44%
Lease Rate
$13.50 /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%
$347,520
Cap Rate 7%
$248,229
Cap Rate 9%
$193,067
Alternative Uses
Best Use
Multifamily LT 5
$248.2K
$217.2K – $289.6K
NOI $17,376 @ 7.0% cap · market cap 8.74%
Second Best
Apartment 5plus
$227.1K
$198.7K – $265.0K
NOI $15,899 @ 7.0% cap · market cap 7.99%
Theoretical Best
Office A
$628.6K
$550.0K – $733.3K
NOI $43,999 @ 7.0% cap · market cap 22.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
628
Businesses Nearby
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
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two distinct residences offer separate utilities, with recent interior updates and parking at the property.
Where is this duplex located?
The property is located at 66 Eagle St Fredonia, NY.
What is the asking price?
The asking price for this property is $198,900.
What are key features of this property?
This property features: Two‑family layout with a four‑bedroom, two‑bath lower residence and a three‑bedroom upper apartment; Separate utilities for the two residences; Interior refreshed with new flooring and paint
