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    157 Willow Rd Dunkirk, NY 14048

    Sponsored
    For Sale
    $400,000

    LAND - Dunkirk, NY

    Property size:
    1,874 SF
    Lot size:
    20.70 Acres
    Days on Market:
    137
    Last Refresh:
    Jan 19 at 7:06 am

    Property Features for 157 Willow Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Vegetation
    Wooded
    APN
    060300-096-005-0001-027-000
    Parking features
    Driveway
    Size
    1,874 SF
    Lot size
    20.70 Acres

    Building Details

    Year built
    1900
    Floors in Building
    2

    We can help!

    Listing Contact
    Richard Smith

    Howard Hanna Holt Real Estate (716) 269-4208 [email protected]

    Listing agent Richard Smith (716) 673-1800 License #40SM1092708

    Listing date Sep 5, 2025

    MLS# R1634317 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.

    Learn more

    Property Insight Report

    Overview

    Dunkirk Land with Equipment Included

    The property for sale is the former site of O'Brocta Salvage Co., consisting of four parcels totaling approximately 20 acres within Dunkirk City limits. Currently zoned residential, using the property as a salvage business, as it has been for the last 100 years, would require a firm offer and a hardship variance application to the Dunkirk Zoning Board by the current owners. Any other use would require the new owners to apply for a variance to the Zoning Board. The property includes two main buildings: a 33x70 Quonset-style building and a 45x80 steel building, totaling 1,874 square feet. All equipment in these buildings and on the property is included in the sale. This includes a hydraulic shear, hydraulic hose press, copper wire stripper, plasma cutter, forklift, Ford tractor with a bucket attachment, heavy-duty Samsung high lift, and a portable arc welder, along with numerous other items. Electric service is available to the buildings. Water and gas are available at the street. The owners intend to sell the land and equipment as a package. The property, buildings, and equipment are being sold "As Is".
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Dental Office Wholesale Shop Auto Repair Shop Hair Salon Clothing Store Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Dunkirk
    County
    Chautauqua
    State
    New York
    Longitude
    -79.351643
    Latitude
    42.47173

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    FAQs

    What type of property is this?
    Commercial land - 20-acre site with buildings and equipment, zoned residential.
    Where is this commercial land located?
    The property is located at 157 Willow Rd Dunkirk, NY.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: - 20 Acres within Dunkirk City Limits: Substantial land area offers significant potential.; - Zoned Residential: Property is already zoned for residential use.; - Two Existing Buildings: Includes a 33x70 Quansett style building and a 45x80 steel building.
    (716) 510-1388
    Request Owner's contact information
    157 Willow Rd Dunkirk, NY 14048
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    Dunkirk, NY 14048
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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.

    More about this property
    157 Willow Rd Dunkirk, NY 14048
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    We can help!
    Listing Contact
    Richard Smith
    Real Estate License ID: 40SM1092708
    (716) 510-1388
    Learn more
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