Storage-Adjacent Land
For Sale
$99,900
5460 Weaver Road, Bemus Point, NY 14712
Land parcel suitable for a home site or boat/other storage, with a storage building positioned near the front.
Property Size1,088 SF
Price / SF$91.82
Days on Market309
Property Features for 5460 Weaver Road
General Information
Standard status
Active
Size
1,088 SF
Property subtype
Land / Unimproved Land
Taxes and HOA fees
Annual Taxes
$954
Amenities
One
1088.0
No
Garages
Asphalt
Gravel Driveway
Vinyl Siding
Stone
Building Details
Stories
1
Listing Agency:
ERA Team VP Real Estate
(716) 413-0200
Listed By:
William "Bill" Loomis · License #1040134055
(716) 413-0200
Source:
Compass
Added: Oct 8, 2025
Changed: Aug 8
Last Checked: Mar 26 at 5:37AM
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 ERA Team VP Real Estate
Investment Insights
Based on property information with market context.
This property offers land that can be used as a home site or for boat and other storage, with a storage building located near the front of the property.
The setting appears to be particularly desirable toward the back of the parcel, providing a quieter placement for a residence.
A practical layout combines open land with an on-site storage structure, supporting flexible use for homeowners and storage needs.
The setting appears to be particularly desirable toward the back of the parcel, providing a quieter placement for a residence.
A practical layout combines open land with an on-site storage structure, supporting flexible use for homeowners and storage needs.
Key Highlights
- Land parcel suitable for a home site or boat/other storage
- Storage building positioned near the front of the property
- Gravel driveway
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
$8,171
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
8.18%
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%
$163,420
$163.4K
Cap Rate 7%
$116,729
$116.7K
Cap Rate 9%
$90,789
$90.8K
Market Conditions
NOI Build-Up for 1,088 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
$10.3K $9.48/SF
− Vacancy
−$701 −$0.64/SF
EGI
$9.6K $8.84/SF
− OpEx
−$1.4K −$1.33/SF
NOI
$8.2K $7.51/SF
Area
Chautauqua County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$163,420
Cap Rate 7%
$116,729
Cap Rate 9%
$90,789
Alternative Uses
Best Use
Warehouse
$116.7K
$102.1K – $136.2K
NOI $8,171 @ 7.0% cap · market cap 8.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$325.7K
$285.0K – $379.9K
NOI $22,796 @ 7.0% cap · market cap 22.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 14712, NY
3,242
Population
2,273
Households
1.4
Avg Household Size
51
Median Age
30%
College-Educated
99%
High-School Grad
25.8 sq mi
ZIP Area
126
Density / Sq Mi
$77,423
Median Household Income
$46,767
Median Earnings
$775
Median Rent
$219,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - Land parcel suitable for a home site or boat/other storage, with a storage building positioned near the front.
Where is this residential land & home lot located?
The property is located at 5460 Weaver Road Bemus Point, NY.
What is the asking price?
The asking price for this property is $99,900.
What are key features of this property?
This property features: Land parcel suitable for a home site or boat/other storage; Storage building positioned near the front of the property; Gravel driveway
