Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    1138 US-9 Keeseville, NY 12944

    View on Map
    Claim this Listing
    For Sale
    $325,000

    LAND - Keeseville, NY

    Lot size:
    123.80 Acres
    Added:
    Nov 21, 2025
    Days on Market:
    168
    Last Refresh:
    May 8 at 6:06 am

    Property Features for 1138 US-9

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Agriculture
    Standard status
    Active
    APN
    10.1-1-8.000
    Lot size
    123.80 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3831

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Stuart Ruttan, II

    Listing agent Stuart Ruttan, II

    Listing office Merrill L. Thomas, Inc. 2469 Main Street, Lake Placid, NY

    Listing date Nov 21, 2025

    MLS# 206262 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.

    HighLights

    • 123+ acres of rolling farmland in the Ausable River Valley.
    • Expansive views of the surrounding valley and mountains.
    • Convenient access to Interstate 87.
    • Rich soils and apple trees.
    • Proximity to High Peaks, Whiteface Mountain, and Lake Placid (less than 1 hour).
    • Electricity Available.

    Overview

    Rolling Farmlands in Ausable River

    This property features over one hundred and twenty-three acres of rolling farmlands situated in the Ausable River Valley. The expansive views encompass the surrounding valley and distant mountains. The land includes rich soils and apple trees. Convenient access to Interstate 87 is available. This large parcel presents a range of possibilities for a builder, farmer, homesteader, or those seeking property in the Adirondacks. The location is less than one hour from the high peaks, Whiteface Mountain, Lake Placid, and shopping in Plattsburgh.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Gym & Fitness Center Electrical Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Keeseville
    County
    Clinton
    State
    New York
    Longitude
    -73.480834
    Latitude
    44.46808

    Nearby Similar for Sale

    • $299,000
      2,080 SF

      Keeseville Retail Space For Sale

      High-visibility retail space in Keeseville with flexible floor plan.
      1735 Main St, Keeseville, NY 12944
      View Details
    • $179,000
      2,976 SF

      Keeseville Mixed-Use Building For Sale

      Historic Keeseville building with commercial space and residential potential.
      1725 Front Street, Keeseville, NY 12944
      View Details
    • $89,900

      Land Near Lake Champlain

      2.1-acre parcel near town, trails, and Lake Champlain.
      Trembleau Road, Keeseville, NY 12944
      View Details
    • $19,500

      Keeseville Land For Sale

      3.1 acre buildable lot near Ausable Chasm and Lake Champlain.
      Grove Street, Keeseville, NY 12944
      View Details
    • $3,410,000

      Exceptional Adirondack Property Near Lake Champlain

      2,389-acre forested property with timber, recreation, and conservation values.
      Highland Road, Keeseville, NY 12944
      View Details
    • $225,000

      Keeseville Land For Sale

      23-acre mining and industrial land in Keeseville, NY.
      NYS Route 373, Keeseville, NY 12944
      View Details
    • $96,000

      Land in Keeseville, NY

      Two parcels of land totaling 53.2 acres in Keeseville.
      Grove Street, Keeseville, NY 12944
      View Details
    • $214,900

      Lake Champlain Waterfront Land

      Half-acre lot with 100 feet of Lake Champlain frontage.
      Schuyler Road, Keeseville, NY 12944
      View Details
    • $25,000

      Flat Lot in Chesterfield, NY

      6.01 acre lot suitable for camping or home construction.
      Soper Road lot: 10, Chesterfield, NY 12944
      View Details

    FAQs

    What type of property is this?
    Farm - 123+ acres in Ausable River Valley with mountain views.
    Where is this farm located?
    The property is located at 1138 US-9 Keeseville, NY.
    What is the asking price?
    The asking price for this property is $325,000.
    What are key features of this property?
    This property features: 123+ acres of rolling farmland in the Ausable River Valley.; Expansive views of the surrounding valley and mountains.; Convenient access to Interstate 87.
    (518) 524-6334
    We can help!
    Listing Contact
    Stuart Ruttan, II
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    1138 US-9, Keeseville, NY 12944
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!