Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Residential Land in Auburn, NY Title is generated by Realmo AI

    110 - 114 Garrow Street, Auburn, NY 13021

    View on Map
    Claim this Listing
    For Sale
    Contact for pricing

    LAND - Auburn, NY

    Lot size:
    0.34 Acres
    Added:
    May 31, 2025
    Days on Market:
    356
    Last Refresh:
    May 21 at 1:06 pm

    Property Features for 110 - 114 Garrow Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Driveway
    Vegetation
    Wooded
    Standard status
    Active
    APN
    050100-122-035-0002-030-000-0000
    Lot size
    0.34 Acres

    Taxes and HOA fees

    Tax Annual Amount
    335

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    Steven C. Crosby

    Listing agent Steven C. Crosby License #10401282935

    Listing office Riordan Realty 15 State Street, Auburn, NY

    Listing date May 31, 2025

    MLS# R1609665 Listing URL

    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.

    HighLights

    • Flexible lot configuration: Can be one or two lots based on buyer preference, with seller handling lot line adjustment.
    • Large combined lot size: 120 x 125, comprised of three tax parcels.
    • Build‑ready lot: Suitable for construction or maintaining a natural state.
    • Central location in Auburn: Close proximity to schools, parks, and restaurants.
    • Surveyed lots: Recent surveys available, showing both one and two lot configurations.
    • Priced to sell: Indicates a competitive market value.

    Overview

    Located in Auburn, NY, this property consists of three tax parcels, each measuring 40 x 125, resulting in a combined lot size of 120 x 125, or 0.34 acres. The seller recently had the lots surveyed (10, 2025). The two new surveys show both 1 lot and 2 lots. Upon acceptance of an offer, the seller will submit the buyers desired survey to the City Planning Office for a lot line adjustment, which will be completed by closing (typically this can occur in 2-3 business days). Thus, this entire property can be either one or two lots, depending on what the buyer desires. This building lot is centrally located and can be built upon or left in its natural state. Lot 114 has a small creek running through it. Schools, parks, and restaurants are located nearby.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Auburn
    County
    Cayuga
    State
    New York
    Longitude
    -76.575727
    Latitude
    42.916385

    Nearby Similar for Sale

    • $239,900
      3,764 SF

      Versatile Mixed-Use Building For Sale

      High-visibility mixed-use property with income potential in Auburn, NY.
      35 Columbus Street, Auburn, NY 13021
      View Details
    • $374,900

      Prime Auburn Commercial Opportunity

      Building and land for sale in high-demand commercial corridor.
      165 Grant Ave, Auburn, NY 13021
      View Details
    • $39,900

      Approved Building Lot in Auburn

      Acre+ building lot in Weedsport School District with utilities.
      5 Butler Drive, Auburn, NY 13021
      View Details
    • $69,900
      1,776 SF

      Auburn, NY Renovation Opportunity

      Property in Auburn, NY, ready for renovation and customization.
      31 Arterial W, Auburn, NY 13021
      View Details
    • $650,000
      7,000 SF

      Mixed-Use Investment Opportunity

      Two-story building with residential and commercial spaces, high traffic.
      32 E Genesee St, Auburn, NY 13021
      View Details
    • $200,000
      2,380 SF

      Auburn Duplex on East End

      Vacant duplex with renovated unit near Finger Lakes region.
      9 Cayuga Street, Auburn, NY 13021
      View Details
    • $144,900
      3,386 SF

      Spacious Two-Family Residence in Auburn

      Charming two-family home with vacant units, ideal for investors.
      76 E Genesee St, Auburn, NY 13021
      View Details
    • $460,000
      4,368 SF

      Leased Investment Opportunity in Auburn

      Fully leased retail, office, and warehouse on 1.8 acres.
      335-337 Genesee Street, Auburn, NY 13021
      View Details
    • $179,900

      Well-Maintained Three-Family Investment Property

      Three-family property with strong rental performance and separate utilities.
      112 Osborne St, Auburn, NY 13021
      View Details
    • $219,900

      Charming Auburn Duplex with Garage

      Side-by-side duplex in Auburn, ideal for investors or owner-occupiers.
      124 N Fulton St 122, Auburn, NY 13021
      View Details
    • $169,900

      Well-Maintained Two-Family Property

      Two-family property with strong rental performance, ideal for investors.
      73 Arterial W, Auburn, NY 13021
      View Details
    • $74,900

      Two-Unit Multifamily Investment Opportunity

      Two-unit property with existing cash flow and value-add potential.
      13 Wall St, Auburn, NY 13021
      View Details

    FAQs

    What type of property is this?
    Land - Three combined parcels for residential building in central Auburn.
    Where is this land located?
    The property is located at 110 - 114 Garrow Street Auburn, NY.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Flexible lot configuration: Can be one or two lots based on buyer preference, with seller handling lot line adjustment.; Large combined lot size: 120 x 125, comprised of three tax parcels.; Build‑ready lot: Suitable for construction or maintaining a natural state.
    (315) 252-4687
    We can help!
    Listing Contact
    Steven C. Crosby
    Real Estate License ID: 10401282935
    Learn More
    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
    110 - 114 Garrow Street, Auburn, NY 13021
    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!