Individually Owned 
For Sale
1 / 12
$450,000
5700 Shawnee Rd, Sanborn, NY 14132
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Property summary
AI-generated overview
A retail storefront property configured for specialty retail use, with an existing setup and inventory associated with ice hockey equipment and related products, including jerseys, gloves, sticks, pads, pucks, goalie gear, bags, helmets, and additional vintage hockey items and memorabilia. The storefront is located just past the intersection of Saunders Settlement Rd and Shawnee Rd, within a commercial area that includes nearby retailers and service businesses such as a nursery, winery and farm, gift shop, vineyard and winery, Dunkin Donuts, Dollar General, and a pet spa.
Property profile
Verified
Property type
Other warehouses
Use group
WAREHOUSE, STORAGE
Year built
1945
Total area
5,208 SF
Lot
6.8 ac (296,208 SF)
Zoning code
B2
APN
292000 119.00-2-35
UPID
US63-1751868
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store Printing Service
-
Sports Field & Court (Bike/Boat/Book/etc) Store
-
Garden Center Landscaping
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$200k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$200k
Owner & transaction history
Zoning & alternative use
B2 · Sanborn, NY
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$200k
Value range
$180k – $220k
±10% around blend
Estimated value / SF
$38 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
$180k
blend $200k
$220k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,208 SF
Lot area
6.8 ac
Year built
1945
Stories
2
APN
292000 119.00-2-35
Zoning
B2
Assessed value
$310,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$479k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.1 mi away · 5,856 SF
8.5 mi away · 6,394 SF
9.0 mi away · 5,946 SF
20.2 mi away · 6,240 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$200k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 33 sales
$42
-9%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $38/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$310k
Move the market yield to see immediate price impact.
Value / SF
$60
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$20k
$391k
$279k
$217k
$22k
$434k
$310k
$241k
$24k
$477k
$341k
$265k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$800k
6.5 mi · Mar 2026 · $125/SF
Property tax & assessments
Property tax & assessments
Assessed value
$310,000
Assessed 2023
Previous assessed
$210,000
+47.6% YoY
Assessed land
$42,900
Assessed improvement
$267,100
Land market value
$42,900
Improvement market value
$267,100
Total market value
$310,000
Applied tax rate
293,201.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1945
Heating
NONE
Buildings
3
Stories
2
Total area
5,208 SF
Lot
6.8 ac (296,208 SF)
Zoning code
B2
APN
292000 119.00-2-35
UPID
US63-1751868
Jurisdiction
NIAGARA
Zoning & alternative use
B2 · Sanborn, NYZoning B2 · permitted uses
B2 · Sanborn, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1945
Heating
NONE
Stories
2
Buildings
3
Lot
6.8 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B2
Jurisdiction
Sanborn, NY
Recorded code
B2
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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