Gas Station with Four-Bay
For Sale
$899,000
87 N Main St, Franklinville, NY 14737
The B-1-zoned property combines fuel sales, convenience retail, and automotive service improvements.
Property Size5,464 SF
Price / SF$164.53
Days on Market443
Property Features for 87 N Main St
General Information
Standard status
Active
Size
5,464 SF
Property subtype
General Commercial
Site & Location
Traffic Count
5,500 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Service Bays
4
Taxes and HOA fees
Annual Taxes
$11,079
Amenities
covered and lighted canopy
electronic signage
25-foot cooler
food prep area
waste oil heater
mezzanine
high ceilings
Central Air, Gas, A/C - Other
3
Other
Metal
B-1
30 Parking Spaces.
Rectangular
150X217
Rectangular.
Building Details
Year Built
1995
Listing Agency:
Howard Hanna WNY Inc.
(716) 714-4054
Listed By:
Thomas Mason · License #10301217912
(716) 714-4054
Source:
Xome
Added: Jun 14, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:02PM
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 WNY Inc.
Investment Insights
Based on property information with market context.
Located at 87 N Main St in Franklinville, this 5,464-square-foot commercial property combines a gas station, convenience store, and four-bay automotive shop. Built in 1995, the site includes a covered, lighted fueling canopy, electronic signage, multiple fueling stations, and a 30-space parking area. The convenience store offers a 25-foot cooler, food preparation area, restroom, utility room, and a 45' x 35' retail floor. Two offices connect the store with the automotive portion of the property.
The shop provides a 70' x 35' work area, a 16' x 35' mezzanine for parts storage, a separate restroom, high ceilings, and a waste oil heater. The rectangular B-1-zoned parcel measures 150X217 and is positioned on Route 16, where reported traffic exceeds 5,500 vehicles per day. Great Lakes Cheese is located less than half a mile away and employs up to 500 people, with more than 200 inbound and outbound trucks each day.
The shop provides a 70' x 35' work area, a 16' x 35' mezzanine for parts storage, a separate restroom, high ceilings, and a waste oil heater. The rectangular B-1-zoned parcel measures 150X217 and is positioned on Route 16, where reported traffic exceeds 5,500 vehicles per day. Great Lakes Cheese is located less than half a mile away and employs up to 500 people, with more than 200 inbound and outbound trucks each day.
Key Highlights
- Gas station, convenience store, and four‑bay automotive shop on one B‑1‑zoned parcel
- 5,464 square feet on a rectangular 150X217 parcel
- Route 16 exposure with over 5,500 daily vehicles
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
$70,666
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
7.86%
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%
$1,413,320
$1.4M
Cap Rate 7%
$1,009,514
$1.0M
Cap Rate 9%
$785,178
$785.2K
Market Conditions
NOI Build-Up for 5,464 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
$98.4K $18.00/SF
− Vacancy
−$4.1K −$0.76/SF
EGI
$94.2K $17.24/SF
− OpEx
−$23.6K −$4.31/SF
NOI
$70.7K $12.93/SF
Area
Cattaraugus County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,413,320
Cap Rate 7%
$1,009,514
Cap Rate 9%
$785,178
Alternative Uses
Best Use
Specialty Retail
$1.01M
$883.3K – $1.18M
NOI $70,666 @ 7.0% cap · market cap 7.86%
Second Best
Retail
$708.1K
$619.6K – $826.2K
NOI $49,569 @ 7.0% cap · market cap 5.51%
Theoretical Best
Healthcare Medical
$1.08M
$944.9K – $1.26M
NOI $75,593 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
5,500 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
143
Businesses Nearby
2k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 84%
Shops & Services 16%
True Value Hardware
Home Improvements & Furnishings
1,316 visits/mo
0.1 miles
Napa Auto Parts
Shops & Services
251 visits/mo
0.4 miles
Demographics for 14737, NY
4,101
Population
2,546
Households
1.6
Avg Household Size
43
Median Age
14%
College-Educated
88%
High-School Grad
106.4 sq mi
ZIP Area
39
Density / Sq Mi
$56,780
Median Household Income
$39,045
Median Earnings
$806
Median Rent
$99,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - The B-1-zoned property combines fuel sales, convenience retail, and automotive service improvements.
Where is this gas station located?
The property is located at 87 N Main St Franklinville, NY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Gas station, convenience store, and four‑bay automotive shop on one B‑1‑zoned parcel; 5,464 square feet on a rectangular 150X217 parcel; Route 16 exposure with over 5,500 daily vehicles
