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    Sherman Village Church with Apartment Title is generated by Realmo AI

    119 Miller St, Sherman, NY 14781

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    Claim this Listing
    For Sale
    $130,000

    Well-maintained church with apartment and versatile meeting spaces.

    Property size:
    3,951 SF
    Price / SF:
    $32/SF
    Added:
    Oct 20, 2025
    Days on Market:
    227
    Last Refresh:
    May 25 at 9:57 pm

    Property Features for 119 Miller St

    General Information

    Standard status
    Active
    Size
    3,951 SF

    We can help!

    Listing Contact
    Brandi Russo
    Brandi Russo

    Listing agent Brandi Russo License #10401282195

    Listing office Howard Hanna Holt - Mayville

    Listing date Oct 20, 2025

    Source Exprealty

    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 Howard Hanna Holt - Mayville

    HighLights

    • Attached two‑bedroom apartment ideal for owner‑occupant.
    • Spacious open main level with vaulted ceilings, exposed beams, and stained glass.
    • Central heat and air conditioning.
    • Lower level recreation/meeting space with kitchen and ample storage.
    • Stunning stone exterior.
    • Fenced backyard for privacy and outdoor potential.

    Overview

    This well-maintained church is located in the Village of Sherman. The building features a stone exterior and includes central heat and air conditioning. It also has an attached two-bedroom apartment, suitable for an owner-occupant, and an attached garage. The main level features a spacious open area with vaulted ceilings, exposed beams, and stained glass panels. The lower level includes a recreation or meeting space with a kitchen space, ample cabinetry, and multiple storage areas. A fenced backyard provides privacy. The property is currently zoned residential and operating as a non-conforming use. A special use permit will be required for future use as a religious facility or for repurposing as a business. The property size is 3951 square feet per appraiser. Please review the Restrictive Covenants in the attachments before showing. Taxes are currently exempt due to religious status; taxes to be determined.
    Location Intelligence

    Current Use by Public Records

    St Isaac Jogues ... Church

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Auto Parts Store Pharmacy Bar & Pub Electrical Service Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Sherman
    County
    Chautauqua
    State
    New York
    Longitude
    -79.5955051
    Latitude
    42.1604256

    FAQs

    What type of property is this?
    Church & religious facility - Well-maintained church with apartment and versatile meeting spaces.
    Where is this church & religious facility located?
    The property is located at 119 Miller St Sherman, NY.
    What is the asking price?
    The asking price for this property is $130,000.
    What are key features of this property?
    This property features: Attached **two‑bedroom apartment ideal for owner‑occupant.**; **Spacious open main level with vaulted ceilings, exposed beams, and stained glass.**; Central heat and air conditioning.
    (702) 592-7263
    We can help!
    Listing Contact
    Brandi Russo
    Brandi Russo
    Real Estate License ID: 10401282195
    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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