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    5700 Shawnee Road Sanborn, NY 14132

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    For Sale
    $450,000

    9-acre property with five buildings for sale in Sanborn.

    Type:Retail/Warehouse/Storage
    Added:
    Nov 25, 2025
    Days on Market:
    127
    Last Refresh:
    Mar 29 at 11:42 pm

    Property Features for 5700 Shawnee Road

    General Information

    Standard status
    Active
    Property subtype
    Retail/Warehouse/Storage

    We can help!

    Listing Contact
    Rick Recckio

    Listing agent Rick Recckio License #NY #31RE0821429

    Listing office

    Listing date Nov 25, 2025

    Source Recckio

    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 Rick Recckio

    Overview

    Sanborn Investment Opportunity

    This 9-acre property in Sanborn, New York, presents an opportunity for investors or owner-occupiers. Located at the corner of Saunders Settlement Road and Shawnee Road, the site features five buildings. The largest building, constructed in 1986, is a 4,700 square foot warehouse with 20-foot ceilings and two 16-foot drive-through doors. It is equipped with electricity, water, and gas, and includes heating. The second building, formerly Scranton's Thruway Builder's, currently houses C&T hockey equipment, a retail shop. This two-story building includes a full basement, drive-in access, and a one-ton crane, offering adaptability for various business needs. The remaining three buildings are empty shell garage or storage spaces that could be updated and leased or used for additional storage. The property has 13,357 total square feet of building space. Ample land and green space are available on the northern and western sides of the property for further development. Nearby businesses include Lincoln Park Nursery, Anthony Manor Winery & Farm, Cambria Creek Gifts, Long Cliff Vineyard and Winery, Dunkin Donuts, Dollar General, and Spoiled Rotten Pet Spa.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Impact Imprint & Design (Bike/Boat/Book/etc) Store C & T Hockey ... Sports Field & Court Fairy house builders Garden Center

    Suggested Use

    Real Estate Agency Building Supply Auto Repair Shop Kitchen & Bath Showroom Food Market Storage Facility Garden Center Wine and Liquor Store Pet Store Pet Grooming Service

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

    Similar Places Nearby

    • SkyLin Storage, LLC — 3502 Saunders Settlement Rd, Cambria, NY 14132

    Location Insight

    • Map
    • Local Demand
    City
    Sanborn
    County
    Niagara
    State
    New York
    Longitude
    -78.841
    Latitude
    43.1451

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    FAQs

    What type of property is this?
    Warehouse - 9-acre property with five buildings for sale in Sanborn.
    Where is this warehouse located?
    The property is located at 5700 Shawnee Road Sanborn, NY.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: 4,700+\/- SF warehouse with **20' ceiling height and two 16' drive‑through doors**, equipped with essential utilities.; 9+\/- acre property with five buildings offering diverse possibilities.; Existing retail building with **two floors, full basement, drive‑in access, and a one‑ton crane.**
    (716) 998-4422
    We can help!
    Listing Contact
    Rick Recckio
    Real Estate License ID: NY #31RE0821429
    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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