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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    10825 Sisson Hwy North Collins, NY 14111-8701

    • Investment properties
    • 1,596 SF
    • 0.48 lot acres
    OFF-MARKET
    Last Sale
    Jul 26, 2022
    $289,500
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0599211
    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

    • Langford Superette / Grocery & Convenience Store / Food Market

    Property Details for 10825 Sisson Hwy

    Year built
    1932
    Lot size
    0.48 lot acres
    Property size
    1,596 SF
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    145889 287.02-1-28
    APU
    14588928702128

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    North Collins
    County
    Erie
    State
    New York
    Longitude
    -78.8412
    Latitude
    42.5868
    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
    2023
    $0.00
    $2,500
    $92,500
    $95,000
    -
    $4,463
    $165,137
    $169,600

    Comparable in this City

    • Value Estimation by Request
      5,760 SF

      10538 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 5,760 SF
      10538 Main St, North Collins, NY 14111-9633
      View Details
    • Value Estimation by Request
      2,544 SF

      10517 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,544 SF
      10517 Main St, North Collins, NY 14111
      View Details
    • Value Estimation by Request
      2,243 SF

      2018 Brant Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,243 SF
      2018 Brant Rd, North Collins, NY 14111-9628
      View Details
    • Value Estimation by Request
      0.59 Acres

      10626 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 0.59 Acres
      10626 Main St, North Collins, NY 14111-9550
      View Details
    • Value Estimation by Request
      2,040 SF

      10642 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,040 SF
      10642 Main St, North Collins, NY 14111-9550
      View Details
    • Value Estimation by Request
      3,606 SF

      10549 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,606 SF
      10549 Main St, North Collins, NY 14111-9633
      View Details

    Similar Nearby for Sale

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      2,000 SF

      North Collins Duplex For Sale

      Upper/lower duplex with income potential in a quiet neighborhood.
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    • $250,000
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      Turnkey North Collins Commercial Opportunity

      Established convenience store with high visibility and recent upgrades.
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    • $109,900
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      North Collins Land Opportunity

      5.64 acres of private, wooded countryside land.
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    • $34,900

      Vacant Land Parcel For Sale

      Vacant land parcel in North Collins with frontage and depth.
      10497 Main St, North Collins, NY 14111
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    Similar Nearby for Lease

    • $10 SF/Yr
      8,000 SF

      Renovated Warehouse Space Available

      8,000 SF renovated warehouse space ideal for distribution, storage.
      10880 Gowanda State Rd, North Collins, NY 14111
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    • $10 SF/Yr
      8,000 SF

      Gowanda State Road Warehouse - North Collins, NY

      8,000 SF Warehouse, Fully Renovated 2022
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      View Details
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    10825 Sisson Hwy
    North Collins, NY 14111-8701
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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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