Updated Waterfront
For Sale
$449,000
12093 County Route 125, Chaumont, NY 13622
Fully updated three-unit property with waterfront setting and rentable boat slips.
Property Size1,832 SF
Days on Market55
Property Features for 12093 County Route 125
General Information
Standard status
Active
Size
1,832 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$5,661
Building Details
Building Size
1,832 SF
Year Built
1890
Stories
2
Units
3
Listing Agency:
Bridgeview Real Estate
Listed By:
Kirk Gilchrist · License #10401317321
(315) 782-9292
Source:
Elliman
Added: Jul 10
Changed: Aug 30
Last Checked: Sep 1 at 10:25PM
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 Bridgeview Real Estate
Investment Insights
Based on property information with market context.
This waterfront triplex at 12093 County Route 125 includes three fully updated units and up to 25 boat slips that may be rented separately. The property was built in 1890 and combines residential income space with direct waterfront-related operations.
An additional lot is also available for separate purchase. That parcel may be built on or retained for other uses, subject to applicable approvals. The property is located in Lyme, NY 13622, in a car-dependent area with a Walk Score of 0 and a Bike Score of 29.
An additional lot is also available for separate purchase. That parcel may be built on or retained for other uses, subject to applicable approvals. The property is located in Lyme, NY 13622, in a car-dependent area with a Walk Score of 0 and a Bike Score of 29.
Key Highlights
- Three‑unit waterfront triplex with fully updated units
- Up to 25 boat slips available for rental
- Additional lot available for separate purchase
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
$15,084
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
3.36%
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%
$301,680
$301.7K
Cap Rate 7%
$215,486
$215.5K
Cap Rate 9%
$167,600
$167.6K
Market Conditions
NOI Build-Up for 1,832 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
$23.1K $12.60/SF
− Vacancy
−$1.5K −$0.84/SF
EGI
$21.5K $11.76/SF
− OpEx
−$6.5K −$3.53/SF
NOI
$15.1K $8.23/SF
Area
Jefferson County, NY
Vacancy
6.65%
Lease Rate
$12.60 /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%
$301,680
Cap Rate 7%
$215,486
Cap Rate 9%
$167,600
Alternative Uses
Best Use
Multifamily LT 5
$215.5K
$188.6K – $251.4K
NOI $15,084 @ 7.0% cap · market cap 3.36%
Second Best
Apartment 5plus
$192.8K
$168.7K – $224.9K
NOI $13,494 @ 7.0% cap · market cap 3.01%
Theoretical Best
Office A
$505.0K
$441.9K – $589.2K
NOI $35,350 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Explore this area
Business Placement
Demographics for 13622, NY
2,182
Population
1,335
Households
1.6
Avg Household Size
48
Median Age
30%
College-Educated
95%
High-School Grad
52.9 sq mi
ZIP Area
41
Density / Sq Mi
$78,136
Median Household Income
$39,934
Median Earnings
$1,011
Median Rent
$226,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Fully updated three-unit property with waterfront setting and rentable boat slips.
Where is this triplex located?
The property is located at 12093 County Route 125 Chaumont, NY.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Three‑unit waterfront triplex with fully updated units; Up to 25 boat slips available for rental; Additional lot available for separate purchase
