Automotive Repair Shop with Multiple
For Sale
$375,000
80 Water Street, Fredonia, NY 14063
Operating repair facility with overhead doors, three-phase electric, and a New York State inspection station.
Property Size4,800 SF
Price / SF$78.13
Days on Market129
Property Features for 80 Water Street
General Information
Standard status
Active
Size
4,800 SF
Property subtype
CommercialSale
Additional Details
Asking Price
$375,000
Amenities
three-phase electric
overhead doors
additional rental space
Building Details
Buildings
1
Listing Agency:
Howard Hanna Holt - Fredonia
(716) 673-5186
Listed By:
Anne LaPaglia
(716) 673-5186
Source:
Nicholcityrealty
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 25 at 9:53AM
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 Holt - Fredonia
Investment Insights
Based on property information with market context.
This 4,800-square-foot automotive repair facility is currently operating as a registered repair shop. The building includes two 14-foot overhead doors and two 10-foot overhead doors, providing multiple service-bay access points. Three-phase electric is installed, and the property includes a New York State inspection station.
Constructed in 1986, the property also contains additional rental space and has 10 parking spaces. Continued inspection-station operations will require purchaser approval from the State of New York.
Constructed in 1986, the property also contains additional rental space and has 10 parking spaces. Continued inspection-station operations will require purchaser approval from the State of New York.
Key Highlights
- 4,800‑square‑foot automotive repair facility
- Two 14‑foot and two 10‑foot overhead doors
- Three‑phase electric service
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
$29,687
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
7.92%
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%
$593,740
$593.7K
Cap Rate 7%
$424,100
$424.1K
Cap Rate 9%
$329,856
$329.9K
Market Conditions
NOI Build-Up for 4,800 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
$45.5K $9.48/SF
− Vacancy
−$3.1K −$0.64/SF
EGI
$42.4K $8.84/SF
− OpEx
−$12.7K −$2.65/SF
NOI
$29.7K $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%
$593,740
Cap Rate 7%
$424,100
Cap Rate 9%
$329,856
Alternative Uses
Best Use
Retail
$841.5K
$736.4K – $981.8K
NOI $58,908 @ 7.0% cap · market cap 15.71%
Second Best
Industrial
$424.1K
$371.1K – $494.8K
NOI $29,687 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,570 @ 7.0% cap · market cap 26.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
647
Businesses Nearby
Well-served
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
- Inter-Mec Systems Manufacturing, Inc. — 33 Curtis Pl, Fredonia, NY 14063
Frequently Asked Questions
What type of property is this?
Auto shop - Operating repair facility with overhead doors, three-phase electric, and a New York State inspection station.
Where is this auto shop located?
The property is located at 80 Water Street Fredonia, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 4,800‑square‑foot automotive repair facility; Two 14‑foot and two 10‑foot overhead doors; Three‑phase electric service
