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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Investment properties
33 Church St, Fredonia, NY 14063-1761
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-0334054
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Total area
11,273 SF
Lot
0.17 ac (7,600 SF)
APN
065801 113.14-4-11
UPID
US63-0334054
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Salon Belle Vie Hair Salon Nail Salon
-
Bellissimo Spa Spa & Massage Center Skin Care Clinic
-
HBKS Wealth Advisors Financial Advisor
-
Express Employment Professionals Employment Agency
-
Dupers LLC Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
$1.14M
Comparable Approach
Comparable
$711k
Blend (final)
Blend
$825k
Owner & transaction history
33 Church St LLC · 3 yrs held
33 Church St LLC
since 2023
Last sale
$825,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+104.2%
Office building
$1.0M
+84.4%
Auto repair, garage
$705,000
+28.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fredonia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fredonia submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$830,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
$1,235,000
6.5%
$1,140,000
7%
$1,060,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$550,000
Current use
RESTAURANT
$1,130,000
Change: +104% · Conversion: Difficult
OFFICE BUILDING
$1,020,000
Change: +84% · Conversion: Easy
AUTO REPAIR, GARAGE
$705,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $825k (Apr 18 2023)
Last sale anchor
$825k
Apr 18 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$73 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Assessed value
$72,280
Assessed 2023
Previous assessed
$72,280
+0.0% YoY
Assessed land
$8,400
Assessed improvement
$63,880
Land market value
$64,615
Improvement market value
$491,385
Total market value
$556,000
Applied tax rate
65,801.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Heating
NONE
Buildings
1
Stories
3
Total area
11,273 SF
Lot
0.17 ac (7,600 SF)
APN
065801 113.14-4-11
UPID
US63-0334054
Jurisdiction
CHAUTAUQUA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$550,000
RESTAURANT
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$705,000
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Heating
NONE
Stories
3
Buildings
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
33 Church St LLC
Entity
Free & Clear · 3 yrs held
Mailing address
33 CHURCH ST, FREDONIA, NY 14063-1761
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2023
$825,000
33 Church St LLC
Church St Hldgs LLC
Warranty Deed
—
Feb 15, 2013
$550,000
Church Street Holdings Ll
Jsg Real Estate Holdings
Deed
—
May 3, 2010
$325,000
Jsg Real Estate Holdings
John Roger Trettel
Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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