Automotive Repair Shop with Four
For Sale
$375,000
80 Water Street, Fredonia, NY 14063
COMMERCIAL - Fredonia, NY
Property Size4,800 SF
Lot Size1.25 Acres
Price / SF$78.13
Days on Market137
Property Features for 80 Water Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Zoning description
Business
Parking
10
Lot features
Irregular Lot
Elementary school district
Fredonia
Middle school district
Fredonia
High school district
Fredonia
Subdivision
Fredonia-Village-065801
Standard status
Active
APN
065801-113-065-0002-032-000
Size
4,800 SF
Lot size
1.25 Acres
Taxes and HOA fees
Tax Annual Amount
10281
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Forced Air, Natural Gas
Water source
Public
Amenities
three-phase electric
overhead doors
Building Details
Year built
1986
Floors in Building
2
Building materials
Block
Roof type
Membrane, Shingle, Rubber
Listing Agency:
Howard Hanna Holt - Fredonia
(716) 673-1800
Listed By:
Anne LaPaglia · License #30LA0737178
(716) 673-5186
Added: Apr 10
Changed: Aug 19
Last Checked: Aug 24 at 12:06PM
MLS# R1672496
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 4,800-square-foot automotive repair facility sits on 1.2481 acres and includes four overhead doors: two measuring 14 feet and two measuring 10 feet. The building was constructed in 1986 with block construction, radiant and forced-air heating, natural gas service, and a combination of membrane, shingle, and rubber roofing. An additional rental area provides supplemental income.
Located at 80 Water Street in Fredonia, the property has public water and public sewer service. It is a registered repair shop and includes a New York State inspection station; continuation of inspection operations requires purchaser approval from the state. C1 zoning and three-phase electric support the property's existing automotive service configuration.
Located at 80 Water Street in Fredonia, the property has public water and public sewer service. It is a registered repair shop and includes a New York State inspection station; continuation of inspection operations requires purchaser approval from the state. C1 zoning and three-phase electric support the property's existing automotive service configuration.
Key Highlights
- 4,800‑square‑foot automotive repair facility on 1.2481 acres
- Four overhead doors: two 14' doors and two 10' doors
- Three‑phase electric service with radiant and forced‑air heating
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
Specialty Retail
$901.6K
$788.9K – $1.05M
NOI $63,115 @ 7.0% cap · market cap 16.83%
Second Best
Retail
$841.5K
$736.4K – $981.8K
NOI $58,908 @ 7.0% cap · market cap 15.71%
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
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Similar Off Market Nearby
- Madenford Spring & Auto — 80 Water St, Fredonia, NY 14063
- Nyce & Clean Auto Detailing — 276 W Main St Unit #4, Fredonia, NY 14063
- Slate's Fredonia Services — 124 W Main St, Fredonia, NY 14063
- R D Fisk Precision Collision — 276 W Main 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 - C1-zoned facility with three-phase electric, public utilities, and an additional rental area.
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 on 1.2481 acres; Four overhead doors: two 14' doors and two 10' doors; Three‑phase electric service with radiant and forced‑air heating
