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    Mixed-Use Property in Au Sable Forks Title is generated by Realmo AI

    14229 NYS Route 9N, Au Sable Forks, NY 12912

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    Pending
    $75,000

    COMMERCIAL - Au Sable Forks, NY

    Property size:
    11,424 SF
    Lot size:
    0.20 Acres
    Added:
    Jul 7, 2025
    Days on Market:
    312
    Last Refresh:
    May 14 at 7:06 am

    Property Features for 14229 NYS Route 9N

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    On Street
    Interior features
    Apartment
    Basement
    Unfinished
    Standard status
    Pending
    APN
    7.76-1-19.000
    Size
    11,424 SF
    Lot size
    0.20 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1279

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Water source
    Public

    Building Details

    Year built
    1928
    Floors in Building
    2
    Number of units
    2
    Roof type
    Flat

    We can help!

    Listing Contact
    Kira Witherwax
    Kira Witherwax

    Listing agent Kira Witherwax License #10301214853

    Listing office RE/MAX North Country 68 Cornelia Street, Plattsburgh, NY

    Listing date Jul 7, 2025

    MLS# 205166

    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

    • Prime downtown location in AuSable Forks with commercial and residential potential
    • Three large apartments upstairs offer rental income opportunities
    • Spacious, open downstairs area adaptable for retail, office, or other business ventures
    • Dry basement provides ample storage space for owner or tenants
    • Five separate electric meters allow for flexible utility management
    • Loading dock facilitates easy deliveries and inventory management

    Overview

    This mixed-use property is located in the hamlet of Au Sable Forks. The downtown location offers space suitable for various business ventures. The upstairs area features three large apartments that could be renovated for rental income. The downstairs area is open and adaptable, suitable for division into multiple spaces or use as a large storefront. Potential uses include retail space with back storage, or multiple offices and conference rooms. The basement is dry and suitable for storage for the owner or tenants. The property includes five separate electric meters for flexibility with utilities. The main level has its own bathroom and a loading dock. The property size is 11424 square feet and the lot size is 0.2 acres. Au Sable Forks provides an Adirondack living environment near Wilmington and Whiteface Ski Mountain, High Peaks, hiking, and fishing. This property could be suitable for a retirement business or business relocation.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    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
    -73.676661
    Latitude
    44.440757

    Nearby Similar for Sale

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    • $359,000
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    • $139,000
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    • $630,000
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      High-Performing Multifamily Portfolio in Ausable Forks

      Well-maintained 9-unit multifamily portfolio in the heart of AuSable Forks.
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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with apartments and storefront in Au Sable Forks.
    Where is this mixed-use property located?
    The property is located at 14229 NYS Route 9N Au Sable Forks, NY.
    What is the asking price?
    The asking price for this property is $75,000.
    What are key features of this property?
    This property features: Prime downtown location in AuSable Forks with commercial and residential potential; Three large apartments upstairs offer rental income opportunities; Spacious, open downstairs area adaptable for retail, office, or other business ventures
    (518) 570-7574
    We can help!
    Listing Contact
    Kira Witherwax
    Kira Witherwax
    Real Estate License ID: 10301214853
    Learn More
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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
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    14229 NYS Route 9N, Au Sable Forks, NY 12912
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