Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    Property profile & analytics

    2863 Saunders Sett Rd Lewiston, NY 14092

    • Investment properties
    • 2,304 SF
    • 4.10 lot acres
    OFF-MARKET
    Value Estimations
    $240,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3283686
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Investment properties

    Property Details for 2863 Saunders Sett Rd

    Year built
    1954
    Lot size
    4.10 lot acres
    Property size
    2,304 SF
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    292489 118.20-2-2
    APU
    2924891182022

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $245,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $152,000
      Market price range: $69.9k - $191k
      AI Estimate
      $279,000
      Market price range: $119k - $316k

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Lewiston
    County
    Niagara
    State
    New York
    Longitude
    -78.8889
    Latitude
    43.1443
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $57,100
    $122,900
    $180,000
    -
    $124,130
    $267,174
    $391,304

    Comparable in this City

    • Value Estimation
      $255,000
      3,140 SF

      140 8th St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,140 SF
      140 8th St, Lewiston, NY 14092-1408
      View Details
    • Value Estimation
      $245,000
      2,474 SF

      535 Ctr St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,474 SF
      535 Ctr St, Lewiston, NY 14092-1607
      View Details
    • Value Estimation
      $245,000
      2,105 SF

      728 Ctr St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,105 SF
      728 Ctr St, Lewiston, NY 14092-1706
      View Details
    • Value Estimation
      $255,000
      2,152 SF

      415 Rdg St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,152 SF
      415 Rdg St, Lewiston, NY 14092-1205
      View Details
    • Value Estimation
      $215,000
      1,978 SF

      5668 Townline Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,978 SF
      5668 Townline Rd, Lewiston, NY 14092
      View Details
    • Value Estimation
      $270,000
      9,082 SF

      725 Cayuga St

      OFFICE/RESIDENTIAL (MIXED USE) • 9,082 SF
      725 Cayuga St, Lewiston, NY 14092-1753
      View Details

    Similar Nearby for Sale

    • $2,000,000
      11,325 SF

      Lewiston Center Street Gem

      Historic Village Business Complex
      755 Center St, Lewiston, NY 14092
      View Details
    • $1,900,000
      23.30 Acres

      Lewiston, NY Commercial Land - 23.3 Acres

      Prime 23.3-acre commercial lot, PUD zoning, 168-unit potential.
      0 Washington Dr, Lewiston, NY 14092
      View Details
    • $109,000
      0.68 Acres

      Vacant Lot Near Lewiston Village

      Cleared 0.68-acre lot near schools, shops, and dining.
      V/L Crk Rd, Lewiston, NY 14092
      View Details
    • New
      Contact for pricing
      1,056 SF

      Renovated Commercial Space in Lewiston

      First-floor commercial space in Lewiston, suitable for office or retail.
      415 Rdg Lower Unit St, Lewiston, NY 14092
      View Details
    • $69,900
      Pending

      Residential Lot in Lewiston, NY

      Vacant lot in Lewiston-Porter School District, close to amenities.
      4261 Wolf Run Lot 19 Dr, Lewiston, NY 14092
      View Details
    • $150,000
      0.31 Acres

      Land in Lewiston Village

      Spacious lot near Artpark and Center Street in Lewiston.
      S 5Th St, Lewiston, NY 14092
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Lewiston Development Site For Lease

      Development site available for sale or ground lease in Lewiston.
      691 Ridge Rd, Lewiston, NY 14092
      View Details
    • $100,000

      Turnkey Medical Office Condo

      Medical office condo adjacent to St. Mary's Hospital for sale.
      5320 Military Rd, Lewiston, NY 14092
      View Details
    • $950 /Mo

      Lewiston Village Office Space Available

      Office space in Lewiston's shopping district for rent.
      130 S 5Th St, Lewiston, NY 14092
      View Details
    • $23 SF/Yr
      25,000 SF

      Lewiston Medical Office Space

      14,129 SF Medical Office Available
      780 Center St, Lewiston, NY 14092
      View Details
    • $1,200 /Mo

      Office Space in Historic Building

      Office space available within a historic building complex.
      765 Center St, Lewiston, NY 14092
      View Details
    • $2,000 /Mo

      Lewiston Village First Floor Office

      First floor office space in the Village of Lewiston.
      755 Center St, Lewiston, NY 14092
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    2863 Saunders Sett Rd
    Lewiston, NY 14092
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.