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    Property profile & analytics

    Sr-5 Bethany Leroy Rd Le Roy, NY 14482

    • Land
    • 52.40 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for Sr-5 Bethany Leroy Rd

    Lot size
    52.40 lot acres
    Property type
    Land

    Description

    This exceptional 52.4-acre commercial land parcel presents a unique investment opportunity in Le Roy, NY. Strategically located at the intersection of SR-5 and E Bethany Le Roy Road, this property boasts a highly desirable C-2 General Commercial zoning designation, allowing for a wide range of development possibilities. A portion of the southeast side is also zoned I-1, Industrial, adding further versatility. The property's four parcels (APN: 29.-1-118

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Le Roy
    County
    Dutchess
    State
    New York
    Longitude
    -78.0122
    Latitude
    42.9787

    Comparable in this City

    • Value Estimation by Request
      2,650 SF

      Rear Gilbert St St

      COMMERCIAL (GENERAL) • 2,650 SF
      Rear Gilbert St St, Le Roy, NY 14482
      View Details
    • Value Estimation by Request
      21.90 Acres

      4 Ww Ave

      VACANT COMMERCIAL LAND • 21.90 Acres
      4 Ww Ave, Le Roy, NY 14482-1366
      View Details
    • Value Estimation by Request
      7.50 Acres

      Ww Ave

      VACANT COMMERCIAL LAND • 7.50 Acres
      Ww Ave, Le Roy, NY 14482
      View Details
    • Value Estimation by Request
      0.20 Acres

      Church St

      VACANT COMMERCIAL LAND • 0.20 Acres
      Church St, Le Roy, NY 14482
      View Details
    • Value Estimation by Request
      0.04 Acres

      47 Church St

      VACANT COMMERCIAL LAND • 0.04 Acres
      47 Church St, Le Roy, NY 14482-1036
      View Details
    • Value Estimation by Request
      4.70 Acres

      Gulf Rd

      INDUSTRIAL - VACANT LAND • 4.70 Acres
      Gulf Rd, Le Roy, NY 14482
      View Details

    Similar Nearby for Sale

    • $499,900
      Pending

      Le Roy Development Opportunity

      Prime commercial development land with significant frontage in Le Roy.
      7185 W Main Rd, Leroy, NY 14482
      View Details
    • Contact for pricing
      53,900 SF

      Move-in Ready Warehouse with Office

      53,900 SF warehouse with office space for lease.
      54 Church St, Leroy, NY 14482
      View Details
    • Contact for pricing
      10,141 SF

      Former Retail Building on Main

      10,141 SF building on 9.6 acres in Le Roy.
      151 W Main St, Leroy, NY 14482
      View Details
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    Sr-5 Bethany Leroy Rd
    Le Roy, NY 14482
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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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