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    Mixed-Use Building with Retail Spaces Title is generated by Realmo AI

    14220 NYS Route 9N, Au Sable Forks, NY 12912

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    For Sale
    $305,000

    COMMERCIAL - Au Sable Forks, NY

    Property size:
    8,304 SF
    Lot size:
    0.18 Acres
    Price / SF:
    $36/SF
    Added:
    Mar 4, 2026
    Days on Market:
    94
    Last Refresh:
    Jun 6 at 12:06 am

    Property Features for 14220 NYS Route 9N

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Mixed
    Standard status
    Active
    APN
    7.76-3-3-39.000
    Size
    8,304 SF
    Lot size
    0.18 Acres

    Taxes and HOA fees

    Tax Annual Amount
    8184

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Oil, Hot Water(Heating), Electric (Heating), Natural Gas
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1926
    Roof type
    Flat

    We can help!

    Listing Contact
    Neil Fesette
    Neil Fesette

    Listing agent Neil Fesette

    Listing office Fesette Realty, LLC 176 US Oval, Plattsburgh, NY

    Listing date Mar 4, 2026

    MLS# 206654

    Copyright © 2026 Adirondack Champlain Valley MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Main Street multifamily and retail building(s) at 14218/14220 in Au Sable Forks
    • 4 residential apartments and 3 retail spaces; all residential units currently occupied
    • Year built: 1926
    • Public water and public sewer
    • Flat roof
    • Heating includes oil, electric, hot water (heating), and natural gas; cooling: window unit(s)

    Overview

    This mixed-use offering includes properties at 14218 and 14220, with four residential apartments and three retail spaces. The residential units are currently occupied. The overall property size is listed as 8,304 square feet, situated on a 0.18-acre lot.

    The buildings are located on Main Street in Au Sable Forks, a central village setting described as surrounded by established local businesses and community amenities. The listing notes convenient access and strong visibility in this downtown area, supported by frontage and a Main Street address.

    For a buyer or operator, the configuration provides multiple ways to use the real estate, with both income-producing residential units and street-level retail spaces. The listing also references the Town of Jay’s recent $315,000 award through the New York Main Street Program and states that eligible Main Street business and building owners may qualify for future funding as the program officially launches. That potential may be relevant for owners considering improvements that support downtown revitalization goals.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Dental Office Hair Salon Auto Repair Shop Hotel & Motel Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Au Sable Forks
    County
    Clinton
    State
    New York
    Longitude
    -73.676581
    Latitude
    44.439985

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use Main Street property with occupied apartments and three retail spaces, offering flexible space for owners and operators.
    Where is this mixed-use property located?
    The property is located at 14220 NYS Route 9N Au Sable Forks, NY.
    What is the asking price?
    The asking price for this property is $305,000.
    What are key features of this property?
    This property features: Main Street multifamily and retail building(s) at 14218/14220 in Au Sable Forks; 4 residential apartments and 3 retail spaces; all residential units currently occupied; Year built: 1926
    (518) 726-0149
    We can help!
    Listing Contact
    Neil Fesette
    Neil Fesette
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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.

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    14220 NYS Route 9N, Au Sable Forks, NY 12912
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