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    For Sale (29)

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    Well-Maintained Duplex in Watertown, NY
    $155,000
    1,882 SF

    Well-Maintained Duplex in Watertown, NY

    Upper/lower duplex with two units, each featuring two bedrooms.

    1021 Boyd St, Watertown, NY 13601
    View details
    Carthage, NY Triplex Investment
    $210,000
    2,856 SF

    Carthage, NY Triplex Investment

    Triplex in Carthage, NY with strong income potential.

    521 Francis St, Carthage, NY 13619
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    Two-Unit Duplex in Carthage, NY
    $130,000
    1,843 SF

    Two-Unit Duplex in Carthage, NY

    Two-story duplex with two units, each featuring 2 bedrooms.

    65 Champion St, Carthage, NY 13619
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    Watertown Multifamily Income Opportunity
    $629,000
    6,880 SF

    Watertown Multifamily Income Opportunity

    Eleven-unit multifamily property in Watertown, NY, with strong income potential.

    138 W Main St, Watertown, NY 13601
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    Payne Lake Waterfront Land
    $140,000
    1.60 Acres

    Payne Lake Waterfront Land

    1.6-acre waterfront property on Payne Lake, perfect for recreation.

    36349 Co. Rte 22, Antwerp, NY 13608
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    Watertown Duplex with Renovation Potential
    $150,000
    1,694 SF

    Watertown Duplex with Renovation Potential

    Cozy craftsman duplex in a convenient Watertown neighborhood.

    214/218 Charles St, Watertown, NY 13601
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    Off-Grid Camp on Tug Hill
    $198,000
    7.30 Acres

    Off-Grid Camp on Tug Hill

    Year-round camp on 7.3 acres, hunter's paradise.

    672 Pinckney Rd, Rodman, NY 13682
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    Payne Lake Waterfront Land
    $140,000
    1.60 Acres

    Payne Lake Waterfront Land

    1.6-acre waterfront lot on Payne Lake, perfect for recreation.

    36349 Co Rte 22, Antwerp, NY 13608
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    Watertown Duplex: Investment Opportunity
    $199,900
    2,198 SF

    Watertown Duplex: Investment Opportunity

    Well-maintained duplex with separate utilities, ideal for investment or owner-occupancy.

    206 S Hamilton St, Watertown, NY 13601
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    Waterfront Land on Indian River
    Contact for pricing
    1.29 Acres

    Waterfront Land on Indian River

    Waterfront land perfect for a house or camp with fishing.

    33583 Broadwell Rd, Theresa, NY 13691
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    Cottage Near Lake Bonaparte
    $129,900
    980 SF

    Cottage Near Lake Bonaparte

    Three-bedroom camp near Lake Bonaparte with lake access.

    7109 Spruce Trl, Harrisville, NY 13648
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    Wellesley Island Land Parcel
    $35,000
    0.80 Acres

    Wellesley Island Land Parcel

    Land parcel surrounded by nature, ponds, and wetlands.

    122 S Of Otter Pond Rd, Wellesley Island, NY 13607
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    Spacious Cape Vincent Acreage
    $39,000
    1.44 Acres

    Spacious Cape Vincent Acreage

    1.44 acre lot near Lake Ontario and St. Lawrence River.

    Burnt Rock Rd, Cape Vincent, NY 13618
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    83.7 Acres with River Views
    $295,000
    83.70 Acres

    83.7 Acres with River Views

    Tillable land with views and residential building lot.

    Nys Rte 12e, Cape Vincent, NY 13618
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    Wooded Land in Theresa, NY
    Contact for pricing
    5.09 Acres

    Wooded Land in Theresa, NY

    5+ acre wooded lot perfect for recreation or building.

    Eddy Rd, Theresa, NY 13691
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    Carthage Multifamily Investment Opportunity
    $249,000
    2,375 SF

    Carthage Multifamily Investment Opportunity

    Investment property with eight bedrooms, three bathrooms, and high occupancy.

    474 S James St, Carthage, NY 13619
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    Residential Land in Clayton, NY
    $199,000
    1.00 Acre

    Residential Land in Clayton, NY

    Residential development land near downtown Clayton and St. Lawrence River.

    James St, Clayton, NY 13624
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    Watertown Duplex with Income Potential
    $129,000
    1,719 SF

    Watertown Duplex with Income Potential

    Duplex near downtown with recent exterior improvements and flexible layout.

    411 Prospect St, Watertown, NY 13601
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    Watertown Development Opportunity
    $125,000
    8.08 Acres

    Watertown Development Opportunity

    8+ acre lot zoned for mixed-use development in Watertown.

    940 Leray St, Watertown, NY 13601
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    Lorraine, NY Wooded Acreage
    $60,000
    30.50 Acres

    Lorraine, NY Wooded Acreage

    30.5 wooded acres in Tug Hill Region.

    Townline Rd, Lorraine, NY 13659
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    Prime Commercial Land Opportunity
    $58,000
    9.47 Acres

    Prime Commercial Land Opportunity

    9.47 acres of commercial land near Watertown, NY.

    Investors Dr, Watertown, NY 13637
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    Adirondack Land Near Lake Bonaparte
    $59,900
    2.37 Acres

    Adirondack Land Near Lake Bonaparte

    2.37 acres near Lake Bonaparte, ideal for outdoor enthusiasts.

    14100 Melanie Ln, Harrisville, NY 13648
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    Residential Lot in La Fargeville
    Contact for pricing
    1.41 Acres

    Residential Lot in La Fargeville

    Partially cleared residential lot near Thousand Islands area.

    Nys Rte 180, La Fargeville, NY 13656
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    Watertown Multifamily Investment Opportunity
    $399,900
    8,509 SF

    Watertown Multifamily Investment Opportunity

    Charming 6-unit apartment building on a spacious 0.80-acre lot.

    264 S Massey St, Watertown, NY 13601
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    Hastings Multifamily Investment Opportunity
    $329,000
    2,708 SF

    Hastings Multifamily Investment Opportunity

    Multifamily property with main house, rental units, and pole barn.

    1447 Us Route 11, Hastings, NY 13076
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    Updated Waterfront Triplex with Boat Slips
    $469,000
    1,832 SF

    Updated Waterfront Triplex with Boat Slips

    Updated 3-unit waterfront property with potential for boat slip rentals.

    12093 County Route 125, Chaumont, NY 13622
    View details
    Wooded Land on Rural Road
    $37,500
    10.98 Acres

    Wooded Land on Rural Road

    10.98 acres of wooded land with road frontage.

    Tubolino Rd, La Fargeville, NY 13656
    View details
    Wooded Lot Near Clayton Village
    $55,000
    0.79 Acres

    Wooded Lot Near Clayton Village

    Private wooded lot near Clayton, NY, with utilities.

    Birch Ln, Clayton, NY 13624
    View details
    Lakeside Retreat on 1.32 Acres
    $325,000
    740 SF

    Lakeside Retreat on 1.32 Acres

    Turn-key three-season cottage with lake views and extensive updates.

    556 Shore Rd West, Hammond, NY 13646
    View details

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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
    Bridgeview Real Estate Services
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