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    Property profile & analytics

    Ny-264 Phoenix, NY 13135

    • Land
    • 20.00 lot acres
    For Sale
    View listing
    $349,500
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Ny-264

    Lot size
    20.00 lot acres
    Property type
    Land

    Description

    This exceptional 20-acre commercial land parcel presents a unique development opportunity in Phoenix, New York. Located at 367 State Route 264, this property boasts convenient access, situated just 1200 feet from the State Route 418 on-ramp and a short 20-minute drive from the planned Micron plant. The level, lightly wooded land features dual access frontage, maximizing its potential. Currently zoned Commercial (C1), this site is ideally suited for a wide range of commercial ventures. Envision a thriving shopping center, a bustling restaurant, a much-needed commercial parking lot, a convenient gas station, expansive sales yards, or a modern mini-storage facility. The property's strategic location offers incredible commute connectivity to surrounding areas, ensuring high visibility and accessibility for any development. While lacking current sewer and public water access, the asking price reflects this, presenting a compelling opportunity for investors and developers seeking a prime location with significant upside potential. The property's size and zoning make it a highly desirable investment in a rapidly growing region.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Phoenix
    County
    Oswego
    State
    New York
    Longitude
    -76.2955
    Latitude
    43.2915

    Comparable in this City

    • Value Estimation by Request

      394 Ny-264

      Land
      394 Ny-264, Phoenix, NY 13135
      View Details
    • Value Estimation by Request
      1.00 Acre

      Henderson Dr

      INDUSTRIAL - VACANT LAND • 1.00 Acre
      Henderson Dr, Phoenix, NY 13135
      View Details
    • Value Estimation by Request
      17.00 Acres

      Co Rt 59a

      INDUSTRIAL - VACANT LAND • 17.00 Acres
      Co Rt 59a, Phoenix, NY 13135
      View Details
    • Value Estimation by Request
      0.17 Acres

      State St

      VACANT COMMERCIAL LAND • 0.17 Acres
      State St, Phoenix, NY 13135
      View Details
    • Value Estimation by Request
      78.11 Acres

      State Rte 264

      INDUSTRIAL - VACANT LAND • 78.11 Acres
      State Rte 264, Phoenix, NY 13135
      View Details
    • Value Estimation by Request
      0.96 Acres

      173 County Rte 57

      VACANT COMMERCIAL LAND • 12,000 SF
      173 County Rte 57, Phoenix, NY 13135-3309
      View Details

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      Prime Phoenix Redevelopment Site

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    Ny-264
    Phoenix, NY 13135
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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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