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    3061 Essex Road Willsboro, NY 12996

    View on Map
    For Sale
    $2,495,000

    LAND - Willsboro, NY

    Lot size:
    401.00 Acres
    Added:
    Dec 1, 2023
    Days on Market:
    851
    Last Refresh:
    Mar 31 at 4:06 pm

    Property Features for 3061 Essex Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Mixed
    Standard status
    Active
    APN
    40.1-2-22.002
    Lot size
    401.00 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    16273

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Tank
    Water source
    Well

    Building Details

    Roof type
    Asphalt

    We can help!

    Listing Contact
    Justin McGiver

    Listing agent Justin McGiver

    Listing office Adirondack Premier Properties Berkshire Hathaway HomeService 2429 Main Street, Lake Placid, NY

    Listing date Dec 1, 2023

    MLS# 200970 Listing URL

    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.

    Overview

    Willsboro Farm with Mountain Views

    This is a rare opportunity to own a 401-acre property with farm buildings and mountain views, representing one of the largest contiguous parcels in the New York Champlain Valley. Located minutes from the ferry to Vermont, the property features a renovated working farm consisting of nine buildings. These include a horse barn, hay barn, cow shed, a renovated year-round farm home, and an old slate gable roof barn. The property is equipped with an underground water distribution system, high-speed internet, and a security system. The land offers views to the west across hundreds of farm acres, pastures, and woods of the Adirondack Mountains. The property is the result of combining seven contiguous parcels assembled over 15 years. There are more than 2 miles of new roads throughout the property.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Real Estate Agency Spa & Massage Center Hotel & Motel Gym & Fitness Center Skin Care Clinic (Bike/Boat/Book/etc) Store Acupuncture

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

    Location Insight

    • Map
    • Local Demand
    City
    Willsboro
    County
    Essex
    State
    New York
    Longitude
    -73.369146
    Latitude
    44.32834

    Nearby Similar for Sale

    • $45,000

      Residential Land Near Lake Champlain

      Residential lot with foundation and deeded beach access.
      34 Grove Avenue, Willsboro, NY 12996
      View Details
    • $85,000

      Landscaped Lot with Garage, Firepit

      One-acre residential lot with garage and fire pit near ferry.
      1198 Middle Road, Willsboro, NY 12996
      View Details
    • $155,000
      2,014 SF

      Willsboro Duplex with Rental History

      Duplex in Willsboro, NY with good rental history.
      3756 Main Street, Willsboro, NY 12996
      View Details

    FAQs

    What type of property is this?
    Farm - 401-acre renovated farm with mountain views in Champlain Valley.
    Where is this farm located?
    The property is located at 3061 Essex Road Willsboro, NY.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: 401‑acre contiguous parcel: One of the largest in the NY Champlain Valley.; Renovated working 9‑building farm: Includes horse barn, hay barn, cow shed, renovated farm home, and slate roof barn.; Mountain views: Offers views of the Adirondack mountains across farm acres, pastures, and woods.
    (518) 524-7628
    We can help!
    Listing Contact
    Justin McGiver
    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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