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    Lindley NY Investment Opportunity Title is generated by Realmo AI

    12 County Route 115, Lindley, NY 14858

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    Claim this Listing
    For Sale
    $449,900

    Commercial property with apartments, storage units, and restaurant potential.

    Type:Commercial
    Property size:
    5,800 SF
    Price / SF:
    $77/SF
    Added:
    May 11, 2026
    Days on Market:
    20
    Last Refresh:
    May 11 at 2:06 pm

    Property Features for 12 County Route 115

    General Information

    Standard status
    Active
    Size
    5,800 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1980

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    Listing Contact
    Daniel Heisey

    Listing agent Daniel Heisey License #10311209113

    Listing office NY Land Quest, LLC

    Listing date May 11, 2026

    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 NY Land Quest, LLC

    HighLights

    • Multiple income streams from four newly renovated, fully leased apartments and a self‑storage facility with 43 units.
    • High‑visibility location on a busy county road near the Pennsylvania border and Corning, NY.
    • Turn‑key commercial space with a fully equipped kitchen, ready for immediate operation.
    • Consistent rental income of $4,450 per month from the four apartments.
    • Newer self‑storage buildings and additional units in a traditional barn, offering dependable income with low maintenance.
    • Newly installed, county‑approved septic system.

    Overview

    Located in Lindley, Steuben County, New York, this commercial property offers an investment opportunity with income and business potential. Situated on a county road north of the Pennsylvania border and south of Corning, New York, the property includes four newly renovated apartments that are currently leased and generating monthly revenue. The self-storage component features two newer steel buildings with a total of 37 units, ranging in size from 5 x 10 to 10 x 30, along with six additional 9.5 x 17.5 units in a traditional wooden barn. The apartments above the main commercial building include an efficiency unit, a one-bedroom, and two two-bedroom apartments, bringing in rental income. A newly installed, county-approved septic system services the building. The main structure, encompassing over 5,800 square feet, previously operated as The Lindley Roadhouse, a bar and restaurant. The first floor includes a large, open dining area with wood floors, booth and table seating, and space for a pool table. A partial wall separates the dining room from a bar area with seating for 10, while the adjacent commercial kitchen is equipped and ready for use. All equipment conveys with the sale. Additional features include a private office, guest restrooms, and a covered deck for outdoor seating. The commercial space could be adapted for any commercial endeavor. This property presents a turn-key opportunity for investors seeking diversified income or entrepreneurs looking to run or lease a commercial restaurant space.
    Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Suggested Use

    Restaurant Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Auto Parts Store Skin Care Clinic HVAC Service Storage Facility Discount Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Lindley
    County
    Steuben
    State
    New York
    Longitude
    -77.1267354
    Latitude
    42.0008077

    FAQs

    What type of property is this?
    Apartment building - Commercial property with apartments, storage units, and restaurant potential.
    Where is this apartment building located?
    The property is located at 12 County Route 115 Lindley, NY.
    What is the asking price?
    The asking price for this property is $449,900.
    What are key features of this property?
    This property features: Multiple income streams from four newly renovated, fully leased apartments and a self‑storage facility with 43 units.; High‑visibility location on a busy county road near the Pennsylvania border and Corning, NY.; Turn‑key commercial space with a fully equipped kitchen, ready for immediate operation.
    (607) 661-0029
    We can help!
    Listing Contact
    Daniel Heisey
    Real Estate License ID: 10311209113
    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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