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    Paul Vaicunas, Pittsfield, IL

    License ID: 10401339999
    Years of Experience
    3

    Service Locations

    Contact details

    Phone:
    (217) 285-9000
    Office Address:
    121 SOUTH MADISON ST, Pittsfield, IL

    Property Types

    • Commercial Sale
    • Farm
    • Land
    • Residential

    Performance

    Listings
    24
    Total transactions
    11
    Total transactions amount
    $3M
    Price range
    $182k - 410k
    Average price
    $273k

    Listings

    For Sale (24)

    View map
    • Contact for pricing
      4.29 Acres

      Land in Allegany County, NY

      Vacant land suitable for building a dream home.
      Vl #2, Cuba, NY 14727
      View Details
    • Contact for pricing
      3.26 Acres

      Land for Country Living

      Vacant land near Cuba, NY, ideal for building a home.
      Vl #4 Smt Rd, Cuba, NY 14727
      View Details
    • Contact for pricing
      3.64 Acres

      Vacant Land in Allegany County

      3.64 acres of vacant land near Cuba and Friendship, NY.
      Vl #3, Cuba, NY 14727
      View Details
    • Contact for pricing
      4.41 Acres

      Land for Country Living

      Vacant land near Cuba and Friendship, NY, with utilities available.
      Vl #1, Cuba, NY 14739
      View Details
    • $66,900
      22.30 Acres

      22.3 Acres Vacant Land Opportunity

      22.3-acre property with agricultural and development potential.
      Vl Beebe Hl Rd, Cuba, NY 14727
      View Details
    • $59,900
      16.85 Acres

      Prime Tillable Acreage in Cuba

      16.85 acres of level land ideal for agriculture.
      Vl Smt Rd, Cuba, NY 14727
      View Details
    • Contact for pricing
      1.79 Acres

      Land for Home, Cabin, Camper

      Vacant land with cleared building site near Cohocton, NY.
      4880 Deusenberry Rd, Cohocton, NY 14826
      View Details
    • $139,900
      23.50 Acres

      Scenic Land in Allegany County

      23.5-acre parcel with open views and creek border.
      2 Vl Fairview Rd, Farmersville Station, NY 14060
      View Details
    • $309,900
      87.30 Acres

      87 Acres of Prime Land

      Land with deer habitat and tillable acres near Cuba, NY.
      Vl Co Rd 20, Cuba, NY 14727
      View Details
    • $449,900
      16.40 Acres

      Approved Residential Building Lot

      Large, approved residential building lot in Clarence Center, NY.
      Vl Heise Rd, Clarence Center, NY 14032
      View Details
    • $539,900
      40.00 Acres

      Secluded Off-Grid Retreat with Creek

      40-acre off-grid retreat with cabin and creek frontage.
      Vl Stebbins Rd, Forestville, NY 14062
      View Details
    • $949,900
      29.62 Acres

      Large Building Lot Opportunity

      29-acre vacant land parcel in Orchard Park, NY.
      Vl Powers Rd, Orchard Park, NY 14127
      View Details
    • $299,900
      95.20 Acres

      Secluded Land with Off-Grid Cabin

      95.2 acres in Wellsville, NY with off-grid cabin.
      3187 Wightman Rd, Wellsville, NY 14895
      View Details
    • $1,200,000
      59.50 Acres

      Historic Land Bordering Letchworth Park

      Land with civil war history bordering Letchworth State Park.
      96 Portageville Rd, Hunt, NY 14846
      View Details
    • $69,900
      20.91 Acres

      20.91 Acres Vacant Land Bundle

      20.91 acres of vacant land in Friendship, NY.
      Vl White Crk Rd, Friendship, NY 14739
      View Details
    • $2,250,000
      226.91 Acres

      Historic Golf and Country Club

      A historic golf and country club with development potential.
      7230 Country Clb Dr, Hornell, NY 14843
      View Details
    • $364,900
      104.00 Acres

      Versatile 104-Acre Recreational/Agricultural Land

      104 acres of farmland and mature hardwood forest.
      Vl Smt Rd, Cuba, NY 14727
      View Details
    • $164,900

      Waterfowl Hunting Land by Mud Creek

      Land with tillable ground and wetlands for waterfowl hunting.
      Myers Rd, Bradford, NY 14879
      View Details
    • $349,900

      Land For Sale

      Land available for sale.
      2853 Hartland Rd, Gasport, NY 14067
      View Details
    • $289,900
      Pending

      Land For Sale

      Land available for sale.
      200 Burritt Rd, Hilton, NY 14468
      View Details
    • $219,900
      2,034,252 SF

      Secluded Wooded Land with Waterfall

      46.7+/- acre wooded property with established trails and waterfall.
      1592 Emerson Rd, Middlesex, NY 14507
      View Details
    • $99,900

      Hilltop Acreage with Pond View

      Acreage with pond, valley, and mountain views near Franklinville.
      5306 Route 16, Ischua, NY 14743
      View Details
    • $299,900

      Secluded Recreational Retreat with Cabin

      Tranquil wooded property with cabin, pond, and timber investment.
      2856 Zimmer Rd, Friendship, NY 14739
      View Details
    • New
      $99,900
      696,960 SF

      Recreational Land with Rustic Camp

      16-acre recreational tract with camp near Ellicottville and Holiday Valley.
      8082 Little Valley Rd, Salamanca, NY 14779
      View Details

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    Paul Vaicunas, Pittsfield, IL
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Paul Vaicunas, Pittsfield, IL
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