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    Property profile & analytics

    391 Ny-414 Beaver Dams, NY 14812

    • Retail properties
    • 9,026 SF
    • 4.00 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Isalis / Gift Shop / Boutique
    • Party City / Party Store / Balloon Store
    • Skunk Funk / Wholesaler / Clothing Store
    • Carl's Trading Co / Hat Shop
    • Bushka's Kitchen LLC / Outdoor Clothing And Equipment Shop

    Property Details for 391 Ny-414

    Year built
    2019
    Lot size
    4.00 lot acres
    Property size
    9,026 SF
    Property type
    Retail properties
    Property subtype
    Grocery and convenience stores

    Description

    This exceptional investment opportunity presents a 9,026-square-foot Dollar General store situated on a 4-acre lot in Beaver Dams, New York. The property boasts a strong 7.25% cap rate, generating a net operating income (NOI) of $94,338. Built in 2019, the single-story building is operating under a 15-year net lease (NNN), expiring December 5, 2034, with 10 years remaining. The lease includes a corporate guarantee from Dollar General, minimizing landlord responsibilities. The lease features 10% rent bumps and five 5-year renewal options, ensuring long-term stability and potential for increased returns. The property is zoned 02-SINGL and enjoys 100% occupancy. The asking price is $1,301,214, translating to a price per square foot of $144.16. This investment is further strengthened by the location's strong demographics, with average annual household incomes exceeding $71,000 within a 5-mile radius. The address is 391 NY-414, Beaver Dams, NY 14812. This is a turnkey investment ideal for passive income seekers.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Beaver Dams
    County
    Chemung
    State
    New York
    Longitude
    -76.9577
    Latitude
    42.2513

    Comparable in this City

    • Value Estimation
      $655,000
      9,100 SF

      391 State Rte 414

      RETAIL STORES (PERSONAL SERVICES) • 9,100 SF
      391 State Rte 414, Beaver Dams, NY 14812-9114
      View Details
    • Value Estimation by Request
      1,409 SF

      881 County Rd 16

      GAS STATION • 1,409 SF
      881 County Rd 16, Beaver Dams, NY 14812-9760
      View Details
    • Value Estimation by Request
      6,720 SF

      179 State Rte 414

      SERVICE STATION WITH FOOD MART • 6,720 SF
      179 State Rte 414, Beaver Dams, NY 14812-9117
      View Details
    • Value Estimation by Request
      2,166 SF

      8 Campground Rd

      VEHICLE SALES, RENTALS • 2,166 SF
      8 Campground Rd, Beaver Dams, NY 14812-9308
      View Details
    • Value Estimation by Request
      3,570 SF

      1235 County Rd 16

      BAR, TAVERN • 3,570 SF
      1235 County Rd 16, Beaver Dams, NY 14812-9714
      View Details
    • Value Estimation by Request
      2,400 SF

      1312 State Rte 414

      VEHICLE SALES, RENTALS • 2,400 SF
      1312 State Rte 414, Beaver Dams, NY 14812-9716
      View Details

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    391 Ny-414
    Beaver Dams, NY 14812
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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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