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    1720 County Rd Horseheads, NY 14845
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    Property profile & analytics

    1720 County Rd, Horseheads, NY 14845

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    • Retail properties & Spaces
    • 4,402 SF
    • 2.22 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties & Spaces

    Property Details for 1720 County Rd

    Year built
    2007
    Lot size
    2.22 lot acres
    Property type
    Retail properties & Spaces
    Property subtype
    Restaurants

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Horseheads
    County
    Chemung
    State
    New York
    Longitude
    -76.8029
    Latitude
    42.1972

    Comparable in this City

    • Value Estimation by Request
      10,000 SF

      511 Chemung St

      Retail properties & Spaces
      511 Chemung St, Horseheads, NY 14845
      View Details
    • Value Estimation by Request
      2,688 SF

      1079 State Rte 13

      NURSERY, GREENHOUSE, FLORIST
      1079 State Rte 13, Horseheads, NY 14845-7242
      View Details
    • Value Estimation by Request
      50,000 SF

      3300 Chambers Rd

      Shopping malls
      3300 Chambers Rd, Horseheads, NY 14845
      View Details
    • Value Estimation by Request
      2,718 SF

      2123 Grand Central Ave

      DRIVE-THRU RESTAURANT, FAST FOOD
      2123 Grand Central Ave, Horseheads, NY 14845-2809
      View Details
    • Value Estimation
      $1,985,000
      2,146 SF

      2122 Grand Central Ave

      DRIVE-THRU RESTAURANT, FAST FOOD
      2122 Grand Central Ave, Horseheads, NY 14845-8260
      View Details
    • Value Estimation by Request
      10,616 SF

      70 Old Ithaca Rd

      RESTAURANT
      70 Old Ithaca Rd, Horseheads, NY 14845-1768
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      11,239 SF

      Turnkey Convenience Store with Beer License

      Fully equipped store with warehouse, residence, and high visibility.
      3165 Lake Rd, Horseheads, NY 14845
      View Details
    • $499,000

      Commercial Land with Development Potential

      Investment property suitable for offices, apartments, retail, or service.
      565 State Route 13, Horseheads, NY 14845
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    • $675,000
      2,872 SF

      Turnkey Convenience Store Near Airport

      Established convenience store and quick-food business in prime location.
      435 Sing Sing Rd, Horseheads, NY 14845
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    • $115,000
      4,848 SF

      Adaptable Commercial Space, Horseheads, NY

      Versatile commercial property with high visibility and easy highway access.
      3137 Lake Rd, Horseheads, NY 14845
      View Details
    • $475,000
      14,225 SF

      High-Traffic Retail Investment Property

      Investment property on high-traffic area with long-term tenants.
      701-705 S Main St, Horseheads, NY 14845
      View Details

    Similar Nearby for Lease

    • $459,000
      2,144 SF

      Turn-Key Restaurant in Horseheads, NY

      Thriving restaurant with loyal customer base in ideal location.
      300 Watkins Rd, Horseheads, NY 14845
      View Details
    • Contact for pricing

      Retail Land Ready For Development

      Land available for build-to-suit retail development.
      511 Chemung St, Horseheads, NY 14845
      View Details
    • $1,200 /Mo
      800 SF

      Commercial Space in Horseheads, NY

      Charming commercial space ideal for coffee shop or boutique cafe.
      11 Ithaca St, Horseheads, NY 14845
      View Details
    • $1,200 /Mo

      Former Cafe in Horseheads

      Commercial lease opportunity ideal for coffee shop or cafe.
      11 Ithaca St, Horseheads, NY 14845
      View Details
    • $459,000

      Turn-Key Restaurant Opportunity

      Thriving restaurant for sale in Horseheads, known for breakfast.
      300 Watkins Rd, Horseheads, NY 14845
      View Details
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    1720 County Rd
    Horseheads, NY 14845
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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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