Mixed-Use Building with
For Sale
$114,900
1034 US Highway 11, Gouverneur, NY 13642
Central air and a former bakery configuration support commercial or residential use.
Property Size1,383 SF
Price / SF$83.08
Days on Market130
Property Features for 1034 US Highway 11
General Information
Standard status
Active
Size
1,383 SF
Property subtype
CommercialSale
Building Details
Buildings
1
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Amanda J Miller · License #49MI0953024
(315) 649-3434
Source:
Nicholcityrealty
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 30 at 5:35PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lake Ontario Realty, LLC
Investment Insights
Based on property information with market context.
Located at 1034 US Highway 11 in Gouverneur, this mixed-use building offers a flexible commercial or residential configuration. The property includes central air and was previously used as a bakery, supporting potential retail, office, small medical, florist, or bakery applications.
The site provides 15 parking spaces on an irregular lot measuring 125X127. Built in 1950, the building is finished with shingle siding and offers a practical setting for an owner seeking a compact property with both business and residential use potential.
The site provides 15 parking spaces on an irregular lot measuring 125X127. Built in 1950, the building is finished with shingle siding and offers a practical setting for an owner seeking a compact property with both business and residential use potential.
Key Highlights
- Commercial or residential use potential
- Former bakery use with central air
- 15 Parking Spaces.
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
$9,335
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
8.12%
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%
$186,700
$186.7K
Cap Rate 7%
$133,357
$133.4K
Cap Rate 9%
$103,722
$103.7K
Market Conditions
NOI Build-Up for 1,383 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
$16.6K $12.00/SF
− Vacancy
−$1.7K −$1.20/SF
EGI
$14.9K $10.80/SF
− OpEx
−$5.6K −$4.05/SF
NOI
$9.3K $6.75/SF
Area
St. Lawrence County, NY
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$186,700
Cap Rate 7%
$133,357
Cap Rate 9%
$103,722
Alternative Uses
Best Use
Office B
$258.7K
$226.4K – $301.9K
NOI $18,112 @ 7.0% cap · market cap 15.76%
Second Best
Retail
$251.2K
$219.8K – $293.1K
NOI $17,584 @ 7.0% cap · market cap 15.30%
Theoretical Best
Office A
$343.1K
$300.2K – $400.3K
NOI $24,018 @ 7.0% cap · market cap 20.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Explore this area
Business Placement
Demographics for 13642, NY
9,397
Population
4,214
Households
2.2
Avg Household Size
40
Median Age
19%
College-Educated
84%
High-School Grad
189.1 sq mi
ZIP Area
50
Density / Sq Mi
$47,452
Median Household Income
$39,194
Median Earnings
$851
Median Rent
$116,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Central air and a former bakery configuration support commercial or residential use.
Where is this mixed-use property located?
The property is located at 1034 US Highway 11 Gouverneur, NY.
What is the asking price?
The asking price for this property is $114,900.
What are key features of this property?
This property features: Commercial or residential use potential; Former bakery use with central air; 15 Parking Spaces.
