Building Details

Building Size 13,252 SF

Year Built 1900

Stories 5

Units 1

Listing Agency: RE/MAX Precision j***@remax.net Show Phone

Listed By: J. Gerard Green · License #10491210016 Show Phone

Source: Elliman

Added: Nov 27, 2025 Changed: Aug 21 Last Checked: Aug 23 at 7:07AM

Report an Issue

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 RE/MAX Precision

Investment Insights

Based on property information with market context.

This property, located in the heart of The Village of East Aurora, presents an opportunity to bring new life into a historic building. Situated on a half-acre lot, the property features over 386 feet of road frontage and parking for approximately 23 cars. The site includes two buildings: The Caboose and The 4 Story Grain Elevator. The primary building has been granted three variances by The Village of East Aurora to build 12 apartments, and these variances remain with the property for a new owner interested in pursuing this use. The property is located on the vibrant Elm St. corridor.

Key Highlights

• Half‑acre lot in the heart of The Village of East Aurora.
• Includes two buildings: The Caboose and The 4 Story Grain Elevator.
• Over 386 feet of road frontage.

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$106,653

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

8.36%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$2,133,060 $2.1M

Cap Rate 7%

$1,523,614 $1.5M

Cap Rate 9%

$1,185,033 $1.2M

Market Conditions

NOI Build-Up for 13,252 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$206.7K $15.60/SF

− Vacancy

−$12.8K −$0.97/SF

EGI

$193.9K $14.63/SF

− OpEx

−$87.3K −$6.58/SF

NOI

$106.7K $8.05/SF

Area

Cayuga County, NY

Vacancy

6.20%

Lease Rate

$15.60 /SF/Yr

Expense Ratio

45.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$2,133,060

Cap Rate 7%

$1,523,614

Cap Rate 9%

$1,185,033

Alternative Uses

Best Use

Retail

$1.90M

$1.67M – $2.22M (±1% cap)

NOI $133,302 @ 7.0% cap · market cap 10.46%

Second Best

Apartment 5plus

$1.52M

$1.33M – $1.78M (±1% cap)

NOI $106,653 @ 7.0% cap · market cap 8.36%

Theoretical Best

Office A

$2.94M

$2.57M – $3.43M (±1% cap)

NOI $205,586 @ 7.0% cap · market cap 16.12%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Storefront properties

Location Intelligence

Trade Area within ½ mile

20

Businesses Nearby

Explore this area Business Placement

Demographics for 14052, NY

17,679

Population

7,603

Households

2.3

Avg Household Size

47

Median Age

47%

College-Educated

96%

High-School Grad

61.2 sq mi

ZIP Area

289

Density / Sq Mi

$103,474

Median Household Income

$57,093

Median Earnings

$992

Median Rent

$312,000

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this apartment buildings located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Apartment building - Unique opportunity to revitalize a historic East Aurora property.

Where is this apartment building located?

The property is located at 47 Elm St St Ledyard, NY.

What is the asking price?

The asking price for this property is $1,275,000.

What are key features of this property?

This property features: Half‑acre lot in the heart of The Village of East Aurora.; Includes two buildings: The Caboose and The 4 Story Grain Elevator.; Over 386 feet of road frontage.