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    For Sale (55)

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    Adams Commercial Space on 1.55 Acres
    $469,900
    5,468 SF

    Adams Commercial Space on 1.55 Acres

    5500+ SF medical/office space on 1.55 acres in Adams, NY.

    10693 Us Route 11, Adams, NY 13605
    View details
    Land Near Watertown, NY
    $34,900
    3.73 Acres

    Land Near Watertown, NY

    3.73 acres of land ready for development near Watertown.

    Ridge Rd, Watertown, NY 13601
    View details
    Waterfront Land Co-Op Opportunity
    $59,900
    1.00 Acre

    Waterfront Land Co-Op Opportunity

    Waterfront co-op shares with dock slip, open May-October.

    2892 Ontario Shores Dr, Cape Vincent, NY 13618
    View details
    Commercial Land in Alexandria Bay
    $89,000
    1.00 Acre

    Commercial Land in Alexandria Bay

    Prime commercial land in the Thousand Islands region.

    42685 Nys Rte 12, Alexandria Bay, NY 13607
    View details
    Waterfront Lot on Chaumont River
    $39,900
    0.28 Acres

    Waterfront Lot on Chaumont River

    Vacant waterfront lot ideal for seasonal getaway.

    Conklin Dr S, Chaumont, NY 13622
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    Grindstone Island Getaway
    $289,900
    4.00 Acres

    Grindstone Island Getaway

    Off-grid island getaway with riverfront and acreage near Clayton, NY.

    Rusho Bay, Clayton, NY 13624
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    Cape Vincent Commercial Opportunity
    $199,000
    1,500 SF

    Cape Vincent Commercial Opportunity

    Commercial property with bar, kitchen, and outdoor area for sale.

    194 E Broadway St, Cape Vincent, NY 13618
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    Henderson Land Near Southwick Beach
    $30,000
    1.50 Acres

    Henderson Land Near Southwick Beach

    1.5 acre parcel near Southwick Beach State Park.

    7665 Benton Rd, Henderson, NY 13650
    View details
    Commercial Land in Alexandria Bay
    $89,000
    1.00 Acre

    Commercial Land in Alexandria Bay

    Prime commercial land in the Thousand Islands region.

    42685 Lots 5, Alexandria Bay, NY 13607
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    Commercial Land in Alexandria Bay
    $89,000
    1.00 Acre

    Commercial Land in Alexandria Bay

    Prime commercial land in the Thousand Islands region.

    42685 Nys Rte 12, Alexandria Bay, NY 13607
    View details
    Theresa, NY Hunting Land
    Contact for pricing
    2.09 Acres

    Theresa, NY Hunting Land

    2+ acres of raw land ideal for hunting.

    Simpson Rd, Theresa, NY 13691
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    Lakeside Retreat in RV Resort
    Contact for pricing
    1,968 SF

    Lakeside Retreat in RV Resort

    Charming 1-bedroom mobile cottage in a peaceful RV resort.

    11609 State Route 3, Adams, NY 13605
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    Theresa, NY Four-Unit Multifamily Property
    $120,000
    4,753 SF

    Theresa, NY Four-Unit Multifamily Property

    Four-unit multifamily property in Theresa, NY with immediate income potential.

    204 Commercial St, Theresa, NY 13691
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    Waterfront Land on Lake Ontario
    $230,000
    1.20 Acres

    Waterfront Land on Lake Ontario

    Two parcels totaling 1.2 acres with waterfront and wooded land.

    5492 Nutting Street Rd, Henderson, NY 13650
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    Spacious Land in Watertown, NY
    Contact for pricing
    1.27 Acres

    Spacious Land in Watertown, NY

    1.27-acre lot suitable for residential or commercial development.

    Lincoln St, Watertown, NY 13601
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    Commercial Parcel Near Route 81
    $585,000
    2,042 SF

    Commercial Parcel Near Route 81

    3.45 acre commercial parcel near Route 81 on/off ramp.

    24479 Nys Rte 411 Rd, La Fargeville, NY 13656
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    Lake of the Woods Parcel
    $99,000
    2.00 Acres

    Lake of the Woods Parcel

    2-acre parcel on Lake of the Woods, Theresa, NY.

    Beachfront Ln Dr N, Theresa, NY 13691
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    Lakefront Acreage for RV or Home
    $349,900
    52.41 Acres

    Lakefront Acreage for RV or Home

    52 acres with lake frontage ideal for RV or home.

    25659 Fire Road 22, Three Mile Bay, NY 13693
    View details
    Riverfront Motel in Alexandria Bay
    $865,000
    3,684 SF

    Riverfront Motel in Alexandria Bay

    Turnkey 13-unit motel with dockage in the heart of Alexandria Bay.

    24 Bethune St, Alexandria Bay, NY 13607
    View details
    Watertown Commercial Lot For Sale
    $169,900
    0.93 Acres

    Watertown Commercial Lot For Sale

    Prime commercial lot near Arsenal Street with utilities on site.

    Bellow Ave S, Watertown, NY 13601
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    2.29 Acre Country Building Lot
    Contact for pricing
    2.29 Acres

    2.29 Acre Country Building Lot

    2.29 acre building lot between Watertown and Thousand Islands.

    32032 Carter Street Rd, La Fargeville, NY 13656
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    Waterfront Marina with Income Potential
    $3,900,000
    8,800 SF

    Waterfront Marina with Income Potential

    Prime waterfront marina with multi-family units and owner's residence.

    16 Bethune St, Alexandria Bay, NY 13607
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    Waterfront Commercial Opportunity: Turnkey Properties
    $1,399,900
    10,774 SF

    Waterfront Commercial Opportunity: Turnkey Properties

    Three renovated properties: restaurant/bar, motel, and trailer on waterfront.

    110 State St, Clayton, NY 13624
    View details
    Waterfront Paradise Co-Op Lot
    $49,900
    0.10 Acres

    Waterfront Paradise Co-Op Lot

    Affordable waterfront lot for motorhome or camper near Lake Ontario.

    2892 Ontario Shores Dr, Cape Vincent, NY 13618
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    Cleared Land Ready For Building
    Contact for pricing
    1.12 Acres

    Cleared Land Ready For Building

    Two level lots available for building a new home.

    Plank Rd, Calcium, NY 13616
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    Cleared Land Ready For Building
    Contact for pricing
    1.08 Acres

    Cleared Land Ready For Building

    Two level lots available for building in Calcium, NY.

    Plank Rd, Calcium, NY 13616
    View details
    Turnkey Lakeside Mobile Cottage Retreat
    $119,900
    400 SF

    Turnkey Lakeside Mobile Cottage Retreat

    Fully furnished 1-bedroom cottage with lake views and resort amenities.

    11609 State Route 3, Adams, NY 13605
    View details
    Established Clayton Commercial Building For Sale
    $599,900
    2,745 SF

    Established Clayton Commercial Building For Sale

    Iconic, fully furnished commercial building in downtown Clayton, New York.

    220 James St, Clayton, NY 13624
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    Wooded 6-Acre Building Lot
    $39,900
    6.00 Acres

    Wooded 6-Acre Building Lot

    6-acre wooded lot near Chaumont with utilities in place.

    Old Town Springs Rd, Chaumont, NY 13622
    View details
    Expansive Land Parcel Near Lake Ontario
    $79,000
    9.22 Acres

    Expansive Land Parcel Near Lake Ontario

    9.22-acre parcel ideal for building or recreation near Lake Ontario.

    24897/899 County Route 57, Three Mile Bay, NY 13693
    View details
    3.08 Acres Near Lake Ontario
    $169,900
    3.08 Acres

    3.08 Acres Near Lake Ontario

    Land with storage, carport, utilities near Lake Ontario.

    3350 Bedford Corners Rd, Cape Vincent, NY 13618
    View details
    Sackets Harbor Land Opportunity
    $650,000
    44.02 Acres

    Sackets Harbor Land Opportunity

    Two parcels totaling 44+ acres ready for development.

    314 Dodge Ave, Sackets Harbor, NY 13685
    View details
    Waterfront RV Lot Opportunity
    $59,999
    0.25 Acres

    Waterfront RV Lot Opportunity

    Affordable waterfront lot for RV or camper near Lake Ontario.

    2892 Ontario Shores Dr, Cape Vincent, NY 13618
    View details
    Sackets Harbor Industrial Zoned Lots
    Contact for pricing
    1.11 Acres

    Sackets Harbor Industrial Zoned Lots

    Industrial zoned lots near Watertown and Sackets Harbor, NY.

    Co Rte 61, Sackets Harbor, NY 13685
    View details
    Turnkey Bar/Restaurant in Clayton, NY
    $699,900
    10,774 SF

    Turnkey Bar/Restaurant in Clayton, NY

    Turnkey bar and restaurant in the heart of Clayton, New York.

    110 State St, Clayton, NY 13624
    View details
    Land Near Lake Ontario Shores
    $95,000
    3.08 Acres

    Land Near Lake Ontario Shores

    3.08-acre property near Lake Ontario with utilities in place.

    3350 Bedford Corners Rd, Cape Vincent, NY 13618
    View details
    Waterfront Land - Co-Op Opportunity
    $64,900
    0.25 Acres

    Waterfront Land - Co-Op Opportunity

    Waterfront Co-Op shares with dock slip, open May-October.

    2892 Ontario Shores Dr, Cape Vincent, NY 13618
    View details
    Waterfront RV Lot Opportunity
    $69,900
    0.25 Acres

    Waterfront RV Lot Opportunity

    Waterfront RV lot with dock slip, available May-October.

    2892 Ontario Shores Dr, Cape Vincent, NY 13618
    View details
    Waterfront Lot in Chaumont, NY
    $79,900
    1.80 Acres

    Waterfront Lot in Chaumont, NY

    1.8-acre waterfront lot with electric services near Lake Ontario.

    Beaver Meadow Mews, Chaumont, NY 13622
    View details
    Grocery, Laundromat, Motel, Gas Station
    $725,000
    5,226 SF

    Grocery, Laundromat, Motel, Gas Station

    Commercial property featuring multiple income streams in Cape Vincent, NY.

    112 E Broadway St, Cape Vincent, NY 13618
    View details
    Secluded Land Near Tug Hill
    $65,500
    4.70 Acres

    Secluded Land Near Tug Hill

    4.7-acre wooded parcel with trail access and development potential.

    1715 Olin Rd, Lowville, NY 13367
    View details
    Land in Lacona, New York
    $35,000
    3.75 Acres

    Land in Lacona, New York

    3.75 acres near trails, ideal for building a home.

    16888 Hagen Rd, Lacona, NY 13083
    View details
    Cleared Land Near Watertown
    $45,000
    2.20 Acres

    Cleared Land Near Watertown

    2.2 acre cleared lot near Watertown and Fort Drum.

    Plank Rd, Calcium, NY 13616
    View details
    Water View Lot in Henderson
    $67,500
    0.76 Acres

    Water View Lot in Henderson

    Residential land with water views, municipal water, and underground electric.

    13428 Harborview Est Rd W, Henderson, NY 13650
    View details
    Turnkey Lakeside Mobile Home Retreat
    $69,900
    400 SF

    Turnkey Lakeside Mobile Home Retreat

    Furnished 1-bedroom mobile home on Henderson Bay, Lake Ontario.

    11609 State Route 3, Adams, NY 13605
    View details
    Lakeside Mobile Cottage on Henderson Bay
    $149,000
    400 SF

    Lakeside Mobile Cottage on Henderson Bay

    Turnkey, furnished 1-bedroom mobile cottage with lake access.

    11609 State Route 3, Adams, NY 13605
    View details
    Waterfront Land on Grass Lake
    $214,000
    6.00 Acres

    Waterfront Land on Grass Lake

    Off-grid retreat with lake frontage and comfortable cabins.

    24 Park Circle/ Pvrt, Hammond, NY 13646
    View details
    Versatile Mixed-Use Commercial Building
    $174,999
    1,490 SF

    Versatile Mixed-Use Commercial Building

    Adaptable commercial building near Fort Drum with flexible layout.

    1450 Huntington St, Watertown, NY 13601
    View details
    Potsdam Land for Residential Development
    $52,900
    26.00 Acres

    Potsdam Land for Residential Development

    26-acre wooded lot suitable for building a home or camp.

    Cr 35, Potsdam, NY 13676
    View details
    Secluded Tug Hill Recreation Land
    $90,000
    14.80 Acres

    Secluded Tug Hill Recreation Land

    14.8 acres of wooded land with snowmobile trail access.

    1727 Olin Rd, Lowville, NY 13367
    View details
    Watertown Commercial Welding Business
    $649,900
    3,500 SF

    Watertown Commercial Welding Business

    Established Welding Business - Turn-Key Opportunity

    267 High St, Watertown, NY 13601
    View details
    Watertown Commercial Strip Mall Investment
    $350,000
    4,730 SF

    Watertown Commercial Strip Mall Investment

    High-traffic, fully leased, immediate return.

    26216 State Route 283, Watertown, NY 13601
    View details
    Versatile Commercial Space on US Route 11
    $469,900

    Versatile Commercial Space on US Route 11

    Over 5500SF commercial space on 1.55 acres in Adams, NY.

    10693 Us Route 11, Adams, NY 13605
    View details
    Turnkey Restaurant/Bar Opportunity
    $549,900

    Turnkey Restaurant/Bar Opportunity

    Recently renovated 6000+ SF building ready for immediate operation.

    8353 County Route 9, Clayton, NY 13624
    View details
    Prime Commercial Land Opportunity
    $99,000

    Prime Commercial Land Opportunity

    Commercial land in Thousand Islands, ideal for business expansion.

    42685 Lots 5, Alexandria Bay, NY 13607
    View details

    Leases and Sales on Map

    • For Sale

    Properties for sale

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    Lake Ontario Realty LLC
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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
    Lake Ontario Realty LLC
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