Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Riverfront Land Investment Opportunity Title is generated by Realmo AI

    10-48 Evans Road, Hancock, NY 13783

    View on Map
    Claim this Listing
    For Sale
    $595,000

    LAND - HANCOCK, NY

    Lot size:
    18.00 Acres
    Added:
    Jan 1, 2026
    Days on Market:
    146
    Last Refresh:
    May 27 at 11:06 pm

    Property Features for 10-48 Evans Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    comm/ res
    Standard status
    Active
    APN
    123089-400-000-0001-013-000
    Lot size
    18.00 Acres

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Yelena Reporyeva

    Listing agent Yelena Reporyeva

    Listing office KELLER WILLIAMS REALTY GREATER BINGHAMTON 49 Court Street Suite 300B Suite 300B, Binghamton, NY

    Listing date Jan 1, 2026

    MLS# 334178 Listing URL

    Copyright © 2026 Greater Binghamton Association of Realtor. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 18 acres of highly desirable riverfront land.
    • Tremendous development potential for residential, mixed‑use, or recreational projects.
    • Extensive frontage along the river.
    • Ideal for investment with strong ROI potential.
    • Located in a rapidly growing market.
    • Offers a rare combination of natural beauty and strategic value.

    Overview

    This is an exceptional investment opportunity featuring 18 acres of highly desirable riverfront land with tremendous development potential. The property features extensive frontage along the river, offering a rare combination of natural beauty and strategic value. It is ideal for residential, mixed-use, or recreational projects, with strong demand for waterfront properties in the area. This property offers endless possibilities for ROI and long-term growth in a rapidly growing market. The zoning is comm/res.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Hancock
    County
    Delaware
    State
    New York
    Longitude
    -75.394619
    Latitude
    42.007681

    Nearby Similar for Sale

    • $279,000
      4,200 SF

      Mixed-Use Property with Development Potential

      Mixed-use property on 3.5 acres with development potential.
      19 Trestle Rd, Hancock, NY 13783
      View Details
    • $899,000

      Delaware River Waterfront Land

      25-acre waterfront property with 900+ feet on Delaware River.
      222 Stockport Road, Hancock, NY 13783
      View Details
    • $100,000
      500 SF

      Delaware Riverfront Recreational Land

      1.7 acres of riverfront land on the Delaware River.
      Bouchouxville Road, Hancock, NY 13783
      View Details
    • $225,000

      Hancock Restaurant and Gallery Space

      Unique restaurant and gallery space in a high-traffic location.
      250 E Front St, Hancock, NY 13783
      View Details
    • $995,000

      Riverfront Land Ready for Development

      19-acre riverfront land ideal for campground or residential development.
      0 LaBarre St., Hancock, NY 13783
      View Details
    • $995,000

      Upstate New York Industrial Land

      19-acre industrial property with utilities and river frontage.
      0 LaBarre St., Hancock, NY 13783
      View Details
    • $850,000

      105 Acres with River Frontage

      Unique vacant land with East and West Branch Delaware River frontage.
      0 Perkins Rd, Hancock, NY 13783
      View Details
    • $249,900

      West Branch Delaware River Land

      2+ acre vacant land on the West Branch Delaware River.
      01 West Branch Angler Way, Hancock, NY 13783
      View Details
    • $249,000

      Delaware River Waterfront Vacant Land

      2.04 acre vacant lot on the West Branch Delaware River.
      0 West Branch Angler Way, Hancock, NY 13783
      View Details
    • $1,450,000

      Expansive Industrial Complex in Hancock, NY

      17.25-acre industrial property with significant buildings and potential uses.
      158 LaBarre St., Hancock, NY 13783
      View Details
    • $39,900

      Hancock Vacant Land with Hardwoods

      10 acres of hardwoods near Delaware River accesses.
      0 Hall's Road, Hancock, NY 13756
      View Details
    • $99,000

      Hancock NY Vacant Land

      36+ acre property perfect for recreation and off-grid living.
      Hathaway Pond Rd, Hancock, NY 13783
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - 18 acres of riverfront land with development potential.
    Where is this waterfront land located?
    The property is located at 10-48 Evans Road Hancock, NY.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: 18 acres of highly desirable riverfront land.; Tremendous development potential for residential, mixed‑use, or recreational projects.; Extensive frontage along the river.
    (917) 538-4695
    We can help!
    Listing Contact
    Yelena Reporyeva
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    10-48 Evans Road, HANCOCK, NY 13783
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!