New
For Sale
$99,900
891 Burch Drive, Frewsburg, NY 14738
LAND - Other - Frewsburg, NY
Property Size800 SF
Lot Size1.60 Acres
Price / SF$124.88
Days on Market2
Property Features for 891 Burch Drive
General Information
Property type
Land
Property subtype
Other
Vegetation
Wooded
Patio and Porch features
Deck
Interior features
EatInKitchen, SeparateFormalLivingRoom, BedroomOnMainLevel
Exterior features
Deck, GravelDriveway
Lot features
Rectangular, Rectangular Lot, Rural Lot, Secluded, Wooded
Elementary school
G N Chapman Elementary
Middle school
Randolph Middle
High school
Randolph Senior High
Elementary school district
Randolph
Middle school district
Randolph
High school district
Randolph
Directions
Follow County Touring Rte 34/Frew Run St and Sawmill Run Rd to Burch Dr in South Valley, turn Left.
Subdivision
South Valley-048200
Standard status
Active
APN
048200-097-003-0001-009-001-0000
Size
800 SF
Lot size
1.60 Acres
Taxes and HOA fees
Tax Annual Amount
619
Utilities
Sewer type
Septic Tank
Cooling system
Window Unit(s)
Water source
Well
Building Details
Year built
1985
Roof type
Metal, Shingle
Architectural style
Other
Listing Agency:
Century 21 Turner Brokers · Century 21 Real Estate
(716) 763-7506
Listed By:
Thomas Turner · License #10311200036
(716) 640-3912
Added: Aug 5
Changed: Aug 6
Last Checked: Aug 6 at 10:06PM
MLS# R1704578
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.
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
$6,057
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
6.06%
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%
$121,140
$121.1K
Cap Rate 7%
$86,529
$86.5K
Cap Rate 9%
$67,300
$67.3K
Market Conditions
NOI Build-Up for 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
$12.7K $15.84/SF
− Vacancy
−$1.7K −$2.08/SF
EGI
$11.0K $13.76/SF
− OpEx
−$5.0K −$6.19/SF
NOI
$6.1K $7.57/SF
Area
Chautauqua County, NY
Vacancy
13.10%
Lease Rate
$15.84 /SF/Yr
Expense Ratio
45.00%
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%
$121,140
Cap Rate 7%
$86,529
Cap Rate 9%
$67,300
Alternative Uses
Best Use
Apartment 5plus
$86.5K
$75.7K – $101.0K
NOI $6,057 @ 7.0% cap · market cap 6.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$239.5K
$209.5K – $279.4K
NOI $16,762 @ 7.0% cap · market cap 16.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
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
Questions? Ask Rey
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Frequently Asked Questions
Where is this single family property located?
The property is located at 891 Burch Drive Frewsburg, NY.
What is the asking price?
The asking price for this property is $99,900.
