Mixed-Use Winery & Warehouse
For Sale
$599,000
9826 State Highway 37, Ogdensburg, NY 13669
COMMERCIAL - Ogdensburg, NY
Property Size4,800 SF
Lot Size3.20 Acres
Price / SF$124.79
Days on Market78
Property Features for 9826 State Highway 37
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 1
Parking features
Driveway, Garage
Interior features
9 ft.+ ceilings, Open floor plan
Exterior features
Outdoor lights, Storage/out-building(s)
Lot features
Level lot
Elementary school district
Lisbon Central School District
Middle school district
Lisbon Central School District
High school district
Lisbon Central School District
Directions
5 miles N of Ogdensburg on State Highway 37 on the right. Just before Peaceful Living Homes. See signs
Subdivision
ST LAWRENCE
Standard status
Active
APN
038-049-2-6
Size
4,800 SF
Lot size
3.20 Acres
Taxes and HOA fees
Tax Annual Amount
7194
Utilities
Utilities
Cable Available
Water source
Private, Well
Building Details
Year built
2006
Floors in Building
2
Building materials
Brick accent, Metal siding, Wood siding
Roof type
Metal
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Davis Lake and River Realty, LLC
(315) 323-2745
Listed By:
Shannon Davis · License #10401264120
(315) 323-2745
Added: Jun 4
Changed: Aug 4
Last Checked: Aug 20 at 8:06AM
MLS# 52855
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.
Investment Insights
Based on property information with market context.
This property offers mixed-use flexibility with an approximately 4,800-square-foot commercial building that was formerly operated as River Myst Winery. On-site, a partially heated 2,100-square-foot warehouse supports storage, inventory, distribution, or workshop-style use. Additional outbuildings include an extra garage (21x32) and another storage building, providing added operational and storage space.
Situated at 9826 State Highway 37 in Ogdensburg, NY, the site is described as being on a high-traffic highway location for visibility and accessibility.
The property also includes a 3-bedroom, 1-bathroom ranch-style home currently used as a rental, creating an additional income stream alongside the commercial and warehouse space.
Situated at 9826 State Highway 37 in Ogdensburg, NY, the site is described as being on a high-traffic highway location for visibility and accessibility.
The property also includes a 3-bedroom, 1-bathroom ranch-style home currently used as a rental, creating an additional income stream alongside the commercial and warehouse space.
Key Highlights
- 4,800 sq ft commercial building formerly operated as River Myst Winery, with an additional 2,100 sq ft partially heated warehouse
- Mixed‑use setup includes a 3‑bedroom, 1‑bath ranch home currently used as a rental
- On‑site outbuildings include a 21x32 garage plus additional storage buildings for extra operational space
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$52,229
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.72%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,044,580
$1.0M
Cap Rate 7%
$746,129
$746.1K
Cap Rate 9%
$580,322
$580.3K
Market Conditions
NOI Build-Up for 4,800 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$86.4K $18.00/SF
− Vacancy
−$6.0K −$1.26/SF
EGI
$80.4K $16.74/SF
− OpEx
−$28.1K −$5.86/SF
NOI
$52.2K $10.88/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,044,580
Cap Rate 7%
$746,129
Cap Rate 9%
$580,322
Alternative Uses
Best Use
Flex RnD
$746.1K
$652.9K – $870.5K
NOI $52,229 @ 7.0% cap · market cap 8.72%
Second Best
Warehouse
$513.9K
$449.6K – $599.5K
NOI $35,971 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,359 @ 7.0% cap · market cap 13.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13669, NY
14,990
Population
7,419
Households
2
Avg Household Size
43
Median Age
21%
College-Educated
85%
High-School Grad
101.5 sq mi
ZIP Area
148
Density / Sq Mi
$66,488
Median Household Income
$36,546
Median Earnings
$769
Median Rent
$101,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Knight Storage — 9587 5 Mile Line Rd, Ogdensburg, NY 13669
Frequently Asked Questions
What type of property is this?
Warehouse - Includes a partially heated warehouse, an additional garage and a rental ranch home for added income.
Where is this warehouse located?
The property is located at 9826 State Highway 37 Ogdensburg, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 4,800 sq ft commercial building formerly operated as River Myst Winery, with an additional 2,100 sq ft partially heated warehouse; Mixed‑use setup includes a 3‑bedroom, 1‑bath ranch home currently used as a rental; On‑site outbuildings include a 21x32 garage plus additional storage buildings for extra operational space
