Renovated Mixed-Use
For Sale
$665,000
111 S Esselstyne Street, Cape Vincent, NY 13618
CommercialSale, Cape Vincent, NY
Property Size4,762 SF
Lot Size0.16 Acres
Price / SF$136.05
Days on Market94
Property Features for 111 S Esselstyne Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
411
Rooms
Basement
Parking
4
Lot features
Rectangular, Rectangular Lot
View
Water
Elementary school district
Thousand Islands
Middle school district
Thousand Islands
High school district
Thousand Islands
Directions
Corner of Broadway and Esselstyne St in Cape Vincent
Subdivision
Cape Vincent-Village-222801
Standard status
Active
APN
222801-039-081-0002-026-000
Size
4,888 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
3886
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Oil, Hot Water(Heating)
Water source
Public
Water front features
River Access, Stream
Amenities
hidden garden
mature perennial gardens
pergola
storage shed
Building Details
Year built
1900
Floors in Building
2
Building materials
FoamInsulation
Roof type
Shingle, Membrane, Rubber
Listing Agency:
Bridgeview Real Estate
(315) 782-9292
Listed By:
James Radley · License #10401268768
(315) 778-2214
Added: Jul 4
Changed: Sep 16
Last Checked: Oct 5 at 5:06AM
MLS# S1696007
Copyright © 2026 New York State Alliance of MLSs, LLC. 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.
Located at 111 S Esselstyne Street in Cape Vincent, this renovated mixed-use building combines an open commercial level with an upper-floor residence. The commercial area includes a half bath, private office, and flexible workspace suitable for retail, gallery, studio, office, restaurant, or other business use. The 2,482-square-foot residence above includes designed living areas with views toward the St. Lawrence River.
A garden area extends from the office and includes mature perennial plantings, a pergola, and a storage shed. The property also offers river access, stream frontage, public water, and public sewer. Built in 1900, the structure has foam insulation, oil and baseboard hot-water heating, and a roof incorporating rubber, shingle, and membrane materials.
A garden area extends from the office and includes mature perennial plantings, a pergola, and a storage shed. The property also offers river access, stream frontage, public water, and public sewer. Built in 1900, the structure has foam insulation, oil and baseboard hot-water heating, and a roof incorporating rubber, shingle, and membrane materials.
Key Highlights
- 2,482‑square‑foot second‑floor residential living area
- Open commercial level with half bath, private office, and large workspace
- Renovated mixed‑use building at 111 S Esselstyne Street, Cape Vincent, NY 13618
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
$59,002
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
8.87%
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%
$1,180,040
$1.2M
Cap Rate 7%
$842,886
$842.9K
Cap Rate 9%
$655,578
$655.6K
Market Conditions
NOI Build-Up for 4,888 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
$88.0K $18.00/SF
− Vacancy
−$3.7K −$0.76/SF
EGI
$84.3K $17.24/SF
− OpEx
−$25.3K −$5.17/SF
NOI
$59.0K $12.07/SF
Area
Jefferson County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,180,040
Cap Rate 7%
$842,886
Cap Rate 9%
$655,578
Alternative Uses
Best Use
Mixed Use
$979.1K
$856.7K – $1.14M
NOI $68,534 @ 7.0% cap · market cap 10.31%
Second Best
Office B
$972.9K
$851.3K – $1.14M
NOI $68,100 @ 7.0% cap · market cap 10.24%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,319 @ 7.0% cap · market cap 14.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
134
Businesses Nearby
Explore this area
Business Placement
Demographics for 13618, NY
1,765
Population
2,244
Households
0.8
Avg Household Size
54
Median Age
30%
College-Educated
95%
High-School Grad
48.6 sq mi
ZIP Area
36
Density / Sq Mi
$61,500
Median Household Income
$39,280
Median Earnings
$962
Median Rent
$196,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combines open commercial space with an upper-level residence, river views, and a private garden setting.
Where is this mixed-use property located?
The property is located at 111 S Esselstyne Street Cape Vincent, NY.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: 2,482‑square‑foot second‑floor residential living area; Open commercial level with half bath, private office, and large workspace; Renovated mixed‑use building at 111 S Esselstyne Street, Cape Vincent, NY 13618
