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    Land with Private Lake Frontage Title is generated by Realmo AI

    lot #1 Phillips Rd, Colden, NY 14080

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    For Sale
    $282,500

    Land with lake frontage, suitable for recreation and enjoying views.

    Type:Land
    Lot size:
    6.73 Acres
    Added:
    Nov 27, 2025
    Days on Market:
    175
    Last Refresh:
    May 11 at 12:39 am

    Property Features for lot #1 Phillips Rd

    General Information

    Standard status
    Active
    Lot size
    6.73 Acres
    Property subtype
    Land

    Building Details

    Year Built
    1945

    We can help!

    Listing Contact
    Gordon L Trank
    Gordon L Trank

    Listing agent Gordon L Trank License #31TR0841286

    Listing office Trank Real Estate

    Listing date Nov 27, 2025

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Trank Real Estate

    HighLights

    • Private lake frontage and access to a larger lake for fishing, swimming, and kayaking.
    • Spectacular 30‑mile country views and sunset views.
    • 600' driveway already installed with 40' of culvert pipe.
    • High elevation at 1740 feet above sea level.
    • Close proximity to recreational activities: 3 miles to an 18‑hole golf course, 7 miles to a ski resort, and 8 miles to a park.
    • Access to Western New York County snowmobile trails in winter.

    Overview

    This land offers the opportunity to enjoy 30-mile country views and spectacular sunsets. The property includes a private lake suitable for fishing, swimming, and kayaking, as well as frontage on a larger lake with an island. A 600-foot driveway with 40 feet of culvert pipe has been installed. The lot is situated at 1740 feet above sea level. The property is located within 3 miles of Shamrock Hills, an 18-hole golf course, 7 miles from Kissing Bridge Ski Resort, and 8 miles from Sprague Brook Park. It also provides access to Western New York County snowmobile trails during the winter. The property taxes are currently unknown, as this parcel is being split off from a larger parcel and will be assessed by the town after the sale and transfer of the deed.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Colden
    County
    Erie
    State
    New York
    Longitude
    -78.5815
    Latitude
    42.648

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    FAQs

    What type of property is this?
    Land - Land with lake frontage, suitable for recreation and enjoying views.
    Where is this land located?
    The property is located at lot #1 Phillips Rd Colden, NY.
    What is the asking price?
    The asking price for this property is $282,500.
    What are key features of this property?
    This property features: Private lake frontage and access to a larger lake for fishing, swimming, and kayaking.; Spectacular 30‑mile country views and sunset views.; 600' driveway already installed with 40' of culvert pipe.
    (716) 861-2927
    We can help!
    Listing Contact
    Gordon L Trank
    Gordon L Trank
    Real Estate License ID: 31TR0841286
    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.

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