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    The Largest CRE Database in the US with Over 1 Million Listings

    5445 E Creek Rd South Wales, NY 14139

    Sponsored
    For Lease
    $678,900

    COMMERCIAL - South Wales, NY

    Property size:
    6,476 SF
    Lot size:
    4.96 Acres
    Days on Market:
    14
    Last Refresh:
    Feb 2 at 7:06 am

    Property Features for 5445 E Creek Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Lease
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    Ag Res
    Rooms
    Basement
    APN
    146600-191-000-0001-027-110
    Parking
    15
    Exterior features
    PropaneTankLeased
    Size
    6,476 SF
    Lot size
    4.96 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Zoned, Propane (Heating), Hot Water(Heating), Forced Air
    Cooling system
    Zoned, Central Air
    Water front features
    River Access, Stream

    Building Details

    Year built
    2022
    Floors in Building
    2
    Flooring type
    Concrete, Carpet
    Building materials
    SprayFoamInsulation
    Roof type
    Metal

    We can help!

    Listing Contact
    Vincent J Ciffa

    WNY METRO ROBERTS REALTY (716) 891-1710

    Listing agent Vincent J Ciffa (716) 559-9972 License #10401324771

    Listing date Jan 20, 2026

    MLS# B1639630

    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

    Mixed-Use Property on Nearly 5 Acres

    This mixed-use property, situated on nearly 5 acres, offers a combination of residential, commercial, and agricultural spaces. The property includes a barndominium built in 2022, featuring 1,846 square feet of living space above an almost 2,000-square-foot garage/barn storage area. The residential space includes four bedrooms and two full baths, central A/C, and a new septic system installed in 2022. It is equipped with top-grade finishes, quartz counters, and Bluetooth surround sound. A composite deck overlooks two electric-fenced pastures, a dog run, and an animal pen. The heated garage/warehouse below the living space has a six-inch concrete slab, a boiler system, a half bath with a stainless slop sink, and pass-through overhead and walk-through doors. The commercial building, totaling 3,456 square feet, includes a retail area and a main area suitable for a brewery, roastery, event venue, or gallery. It features blown insulation from 2017, a roof from 2015, two full baths, forced air, and supplemental wall-mounted splits with heating and cooling. The lower level contains a commercial kitchen, storage, and production space, with a double-door walkout egress for loading and unloading. An animal barn, built in 2017, measures 40x30 and features a natural hemlock exterior and metal roof. It includes electric, water, an insulated tack room/milk house (10'x10'), a frost-free hydrant, and three stalls with concrete flooring. A 10'x10' run connects to a fenced paddock and two separate pastures. There is also an animal shed overlooking the 2nd pasture and a tool shed in front.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Alpine Made Farm

    Suggested Use

    Auto Repair Shop Florist

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

    Location Insight

    • Map
    • Local Demand
    City
    South Wales
    County
    Erie
    State
    New York
    Longitude
    -78.486589
    Latitude
    42.743586

    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with residential, commercial, and agricultural spaces.
    Where is this mixed-use property located?
    The property is located at 5445 E Creek Rd South Wales, NY.
    What are key features of this property?
    This property features: - Mixed-use property with residential, commercial, and agricultural spaces on nearly 5 acres.; - Modern 1,846 sq ft Barndominium (built in 2022) featuring 4 bedrooms, 2 baths, and high-end finishes above a ~2,000 sq ft heated garage/warehouse.; - 3,456 sq ft Commercial Building with retail area, main area suitable for various businesses, commercial kitchen, and loading access.
    (716) 471-0020
    Request Owner's contact information
    5445 E Creek Rd South Wales, NY 14139
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    South Wales, NY 14139
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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
    5445 E Creek Rd South Wales, NY 14139
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    We can help!
    Listing Contact
    Vincent J Ciffa
    Real Estate License ID: 10401324771
    (716) 471-0020
    Learn more
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