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    Approved Residential Building Lot Title is generated by Realmo AI

    VL Heise Rd, Clarence Center, NY 14032

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    Claim this Listing
    For Sale
    $449,900

    Vacant Land - CLARENCE CENTER, NY

    Lot size:
    16.40 Acres
    Added:
    Aug 28, 2024
    Days on Market:
    632
    Last Refresh:
    May 21 at 4:06 pm

    Property Features for VL Heise Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    143200-030.170-0002-001.211
    Lot size
    16.40 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Paul Vaicunas

    Listing agent Paul Vaicunas

    Listing office WHITETAIL PROPERTIES REAL ESTATE LLC (NY) 121 SOUTH MADISON ST, PITTSFIELD, NY

    Listing date Aug 28, 2024

    MLS# 11337342 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Large, Approved Building Lot: Town approval secured, ready for construction.
    • Prime Location: Conveniently located 2.4 miles from Transit Road, providing easy access to amenities.
    • Utilities Ready: Municipal water, natural gas, and electric service are available at the road.
    • Excellent School District: Located in the well‑regarded Clarence school district.
    • Level, Clear Lot: Simplifying the building process.
    • Significant Road Frontage: Features 230 feet of frontage on Heise Road and 150 feet on County Road.

    Overview

    This is a large residential building lot already approved with the town of Clarence. The lot has 230 feet of frontage on Heise Road and 150 feet of frontage on County Road. The property is level and absent of trees. Electric is at the road; municipal water service and natural gas are improvements ready for building. The property is located 2.4 miles east of Transit Road, conveniently located mere minutes to grocery stores, shopping, pharmacies, restaurants, gas stations and services. Multiple golf courses are nearby, as well as recreational spaces and bike paths in Clarence. This location is in the Clarence school district. A new survey will be provided, and taxes will be reassigned after the sale. The property is sold AS IS and subject to town authority building approvals. Additional lots are available, and GMO's convey. There is 380 ft road frontage (combined on two roads). It is 1.6 miles to Clarence Center, NY, 1.3 miles to East Amherst, NY, 5.2 miles to Williamsville, NY, and 7.9 miles to Lockport, NY. The property is close to Buffalo, NY. The lot size is 16.4 acres.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Clarence Center
    County
    Erie
    State
    New York
    Longitude
    -78.652429
    Latitude
    43.018537

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    FAQs

    What type of property is this?
    Residential land & home lot - Large, approved residential building lot in Clarence Center, NY.
    Where is this residential land & home lot located?
    The property is located at VL Heise Rd Clarence Center, 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: Large, Approved Building Lot: Town approval secured, ready for construction.; Prime Location: Conveniently located 2.4 miles from Transit Road, providing easy access to amenities.; Utilities Ready: Municipal water, natural gas, and electric service are available at the road.
    (716) 515-5388
    We can help!
    Listing Contact
    Paul Vaicunas
    Real Estate License ID: 10401339999
    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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    VL Heise Rd, CLARENCE CENTER, NY 14032
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