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    Mixed-Use Investment Opportunity in Bemus Title is generated by Realmo AI

    4860 Route 430, Bemus Point, NY 14712

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    Claim this Listing
    Pending
    $585,000

    COMMERCIAL - Bemus Point, NY

    Property size:
    3,648 SF
    Lot size:
    2.30 Acres
    Added:
    Apr 11, 2025
    Days on Market:
    399
    Last Refresh:
    May 14 at 5:06 pm

    Property Features for 4860 Route 430

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    B2
    Parking
    40
    Standard status
    Pending
    APN
    063689-298-000-0001-021-000
    Size
    3,648 SF
    Lot size
    2.30 Acres

    Taxes and HOA fees

    Tax Annual Amount
    8192

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central, Baseboard, Natural Gas
    Cooling system
    Central Air
    Water source
    Well

    Building Details

    Year built
    1992
    Floors in Building
    2
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Stephen Holt

    Listing agent Stephen Holt License #10311209104

    Listing office Howard Hanna Holt - Mayville W Lake Rd, PO Box 174, Mayville, NY

    Listing date Apr 11, 2025

    MLS# R1598740

    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.

    HighLights

    • High‑traffic location on Route 430 with excellent exposure, directly across from Midway State Amusement Park.
    • Multiple income streams from a commercial space, a modern 2‑bedroom apartment, and 26 storage units.
    • Fully equipped commercial space with kitchen infrastructure, suitable for restaurant, cafe, or retail.
    • Modern, move‑in‑ready 2‑bedroom apartment with a separate private entrance, ideal for owner‑occupancy or rental income.
    • Opportunity to expand the storage unit business on the existing land.
    • Versatile property suitable for owner‑operators, investors, or entrepreneurs.

    Overview

    Located on Route 430 in the Town of Ellery, this mixed-use property offers a versatile investment opportunity. The property is situated across the street from Midway State Amusement Park. The first floor features a commercial space previously used as a restaurant, equipped with a commercial kitchen infrastructure and ample parking, suitable for a restaurant, cafe, or retail conversion. The second floor includes a modern, updated 2-bedroom apartment with a separate private entrance, ideal for owner-occupancy or rental income. Additionally, the property includes 26 income-generating storage units with consistent occupancy. The 2.3-acre parcel has additional land available for expanding the storage business. The property offers multiple income streams from commercial, residential, and storage uses, with room for business growth and development. The property size is 3,648 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Building Supply Storage Facility HVAC Service Bar & Pub Garden Center Discount Store (Bike/Boat/Book/etc) Store Bed & Breakfast Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Bemus Point
    County
    Chautauqua
    State
    New York
    Longitude
    -79.42013
    Latitude
    42.202698

    FAQs

    What type of property is this?
    Mixed-use property - Versatile mixed-use property with commercial space, apartment, and storage units.
    Where is this mixed-use property located?
    The property is located at 4860 Route 430 Bemus Point, NY.
    What is the asking price?
    The asking price for this property is $585,000.
    What are key features of this property?
    This property features: High‑traffic location on Route 430 with excellent exposure, directly across from Midway State Amusement Park.; Multiple income streams from a commercial space, a modern 2‑bedroom apartment, and 26 storage units.; Fully equipped commercial space with kitchen infrastructure, suitable for restaurant, cafe, or retail.
    (716) 269-4208
    We can help!
    Listing Contact
    Stephen Holt
    Real Estate License ID: 10311209104
    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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