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    For Sale (12)

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    Scenic Waterfront Land in Brasher
    $49,000
    5.10 Acres

    Scenic Waterfront Land in Brasher

    5+ acre parcel with 800 feet of Deer River frontage.

    00 Burke-Delosh Rd, Brasher Falls, NY 13613
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    Brasher Falls Waterfront Land Parcel
    Contact for pricing
    5.21 Acres

    Brasher Falls Waterfront Land Parcel

    5+ acre waterfront parcel perfect for building a secluded home.

    00 West Cotter Rd, Brasher Falls, NY 13613
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    Versatile Mixed-Use Investment Opportunity
    $469,000
    16,000 SF

    Versatile Mixed-Use Investment Opportunity

    Commercial property with retail space and residential apartments in Norfolk.

    6-1/2 S Main St, Norfolk, NY 13667
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    70 Acres of Farmland
    $119,000
    70.00 Acres

    70 Acres of Farmland

    Land with pasture, tillable acres, and hardwood forest.

    00 Ideauma Rd, De Kalb Junction, NY 13630
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    Versatile Commercial Property on 2.8 Acres
    $400,000
    2.80 Acres

    Versatile Commercial Property on 2.8 Acres

    Commercial property with heated garage, outbuildings, and maple trees.

    51 Crane Rd, Winthrop, NY 13697
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    Brasher Falls Vacant Land Opportunity
    $48,400
    22.00 Acres

    Brasher Falls Vacant Land Opportunity

    Vacant land with road frontage, woods, meadows, and wetlands.

    Sh 420, Brasher Falls, NY 13613
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    Renovated Two-Unit Investment Property
    $105,000
    2,585 SF

    Renovated Two-Unit Investment Property

    Turnkey two-unit property in Ogdensburg, fully renovated for immediate income.

    934 Knox St, Ogdensburg, NY 13669
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    6-Acre Parcel Near Massena
    Contact for pricing
    6.00 Acres

    6-Acre Parcel Near Massena

    6-acre parcel, 4 miles from Massena, suitable for various uses.

    847 Cr 37, Massena, NY 13662
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    Prime Commercial Land on Highway
    $1,500,000
    89.00 Acres

    Prime Commercial Land on Highway

    89-acre commercial property with building, warehouse, and ample parking.

    7364 Us Highway 11, Potsdam, NY 13676
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    Massena Office Building For Sale
    $159,000
    1,280 SF

    Massena Office Building For Sale

    Well-maintained office building in downtown Massena, suitable for various uses.

    1 Garvin Ave, Massena, NY 13662
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    2 Story,Early American,Multiunit,Early American - RESIDENTIAL
    $169,000
    6,057 SF

    2 Story,Early American,Multiunit,Early American - RESIDENTIAL

    Quadplexes • 6,057 SF

    422-424 Caroline St, Ogdensburg, NY 13669
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    Updated Multi-Unit Home with Pool
    $185,000
    3,341 SF

    Updated Multi-Unit Home with Pool

    Spacious, updated multi-family property with in-ground pool and garage.

    96 Main St, Potsdam, NY 13676
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    Trego Realty Group, 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
    Trego Realty Group, LLC
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