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    3779 Lower Mountain Road Sanborn, NY 14132

    View on Map
    For Sale
    $3,000,000

    COMMERCIAL - Sanborn, NY

    Property size:
    12,046 SF
    Lot size:
    120.00 Acres
    Added:
    Nov 10, 2025
    Days on Market:
    142
    Last Refresh:
    Apr 1 at 10:06 am

    Property Features for 3779 Lower Mountain Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    AR
    Parking
    40
    Standard status
    Active
    APN
    292000-106-000-0001-001-000
    Size
    12,046 SF
    Lot size
    120.00 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    15702

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas, Baseboard, Forced Air

    Building Details

    Year built
    1880
    Floors in Building
    2
    Flooring type
    Concrete
    Building materials
    Frame, MetalSiding, Concrete, WoodSiding
    Roof type
    Metal, Asphalt

    We can help!

    Listing Contact
    Sherry A Thomas
    Sherry A Thomas

    Listing agent Sherry A Thomas License #10301217670

    Listing office WNY Metro Roberts Realty 4721 Transit Road Suite 18, cheektowaga, NY

    Listing date Nov 10, 2025

    MLS# B1649251

    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.

    Overview

    Established Businesses on 120+ Acres

    This commercial property in Sanborn, NY, presents a multifaceted investment opportunity with two established businesses: a sandblasting and painting operation with over 40 years of success and a water garden business operating for more than 20 years. The property, situated within the Starpoint School District, spans over 120 acres and includes a single-family home, two barns, and a utility building. It benefits from special-use permits for sandblasting, painting, retail, storage, and bulk materials storage. The sandblasting facility was upgraded approximately eight years ago with a $500,000 investment, enhancing its power capacity and modernizing its equipment. The property features 3-phase electric service (480V), natural gas, and public water. A large pond with a shed offers additional expansion opportunities. The property's zoning, infrastructure, and established goodwill provide a platform for stable income and scalable growth. The seller is willing to consult and mentor the new owner through the transition.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    H and S Wholesale Big Box & Wholesale Store Hahn's Ponds Hardware & Home Improvement

    Suggested Use

    Big Box & Wholesale Store Auto Repair Shop Bar & Pub HVAC Service Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Sanborn
    County
    Niagara
    State
    New York
    Longitude
    -78.839806
    Latitude
    43.176943

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    FAQs

    What type of property is this?
    Manufacturing property - Profitable sandblasting, painting, and water garden businesses on 120+ acres.
    Where is this manufacturing property located?
    The property is located at 3779 Lower Mountain Road Sanborn, NY.
    What is the asking price?
    The asking price for this property is $3,000,000.
    What are key features of this property?
    This property features: Two established income‑producing businesses included: sandblasting and painting operation (40+ years) and a water garden business (20+ years).; Seller willing to consult and mentor the new owner, ensuring a smooth transition and continued success.; Special‑use permits in place for sandblasting, painting, retail, storage, and bulk materials storage.
    (716) 425-6261
    We can help!
    Listing Contact
    Sherry A Thomas
    Sherry A Thomas
    Real Estate License ID: 10301217670
    Learn More
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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
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