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    9576 Ush 11 West Stockholm, NY 13697

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    Sponsored
    For Sale
    $110,000

    1.5 Story, FARM - West Stockholm, NY

    Type:Farm
    Property size:
    1,240 SF
    Lot size:
    7.20 Acres
    Days on Market:
    4
    Last Refresh:
    Mar 7 at 1:06 pm

    Property Features for 9576 Ush 11

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3, Family Room
    Bedrooms
    3
    Bathrooms
    1
    APN
    44.003-2-19
    Parking features
    Driveway
    Patio and Porch features
    Porch
    Exterior features
    Enclosed Porch, Porch, Storage/Out-building(s)
    Appliances
    Refrigerator
    Size
    1,240 SF
    Lot size
    7.20 Acres

    Utilities

    Heating system
    Forced Air, Propane (Heating)

    Building Details

    Year built
    1880
    Floors in Building
    2
    Flooring type
    Carpet, Laminate, Wood
    Building materials
    Vinyl Siding, Wood Siding
    Roof type
    Built-Up, Metal, Rubber
    Architectural style
    Other

    We can help!

    Listing Contact
    Carmen Kenney
    Carmen Kenney

    Dufrane Real Estate, LLC (315) 769-2446

    Listing agent Carmen Kenney (315) 769-2446 License #10401334224

    Listing date Mar 4, 2026

    MLS# 52392 Listing URL

    Copyright © 2026 St. Lawrence Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    West Stockholm Farm with Trout Brook

    Located in West Stockholm, NY, this 1.5 story farmhouse, built in 1880, offers a lot of potential. The property spans 7.2 acres and borders Trout Brook, presenting endless possibilities. The home features 1240 sq ft of living space, not including the attached shed, storage area, and an enormous enclosed wrap-around porch. Entering through the driveway-side covered porch, you'll find a kitchen equipped with ample counter space, a gas (propane) stove, and a double stainless-steel sink. Adjacent to the kitchen is the main floor laundry room and access to the back storage shed area. To the right of the kitchen is the formal dining room filled with natural light. The first living room provides access to the first-floor bathroom. From this room, there is access to another living room, which leads into a bonus space that could be opened into the first living room for more space or converted into a first-floor bedroom. Upstairs, there is an oversized closet with hookups for a half bath, along with three bedrooms. The home is heated with propane forced air and has a propane water heater. A rental water softener is in place for the well, and the home has been updated to a 200AMP electric service. Outside, landscaped flower gardens and open yard space surround the home. A separate storage shed and a large barn are also located on the property.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    West Stockholm
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.8044
    Latitude
    44.7476

    FAQs

    What type of property is this?
    Farm - 1.5 story farmhouse on 7.2 acres bordering Trout Brook.
    Where is this farm located?
    The property is located at 9576 Ush 11 West Stockholm, NY.
    What is the asking price?
    The asking price for this property is $110,000.
    What are key features of this property?
    This property features: - 7.2 acre property bordering Trout Brook; - Large barn and separate storage shed on property; - Enormous enclosed wrap-around porch
    (315) 842-2044
    Request Owner's contact information
    9576 Ush 11 West Stockholm, NY 13697
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    West Stockholm, NY 13697
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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
    9576 Ush 11 West Stockholm, NY 13697
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    We can help!
    Listing Contact
    Carmen Kenney
    Carmen Kenney
    Real Estate License ID: 10401334224
    (315) 842-2044 (315) 769-2446
    Learn more
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