Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    427 Margaret Street Plattsburgh, NY 12901

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $795,000

    Large mixed-use commercial space with warehouse near Lake Champlain.

    Type:Special Purpose
    Property size:
    33,737 SF
    Added:
    Mar 19, 2022
    Days on Market:
    1475
    Last Refresh:
    Mar 16 at 12:52 pm

    Property Features for 427 Margaret Street

    General Information

    Standard status
    Active
    Size
    33,737 SF
    Property subtype
    Special Purpose

    We can help!

    Listing Contact
    PJ Whitbeck

    Listing agent PJ Whitbeck License #NY

    Listing office Coldwell Banker Whitbeck

    Listing date Mar 19, 2022

    Source Crexi

    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 Coldwell Banker Whitbeck

    Overview

    Plattsburgh Mixed-Use Commercial Space

    Located on Margaret Street in Plattsburgh, this mixed-use commercial property offers over 33,000 square feet of space. The property features a large finished area, presenting numerous opportunities for potential business use. It includes indoor tennis courts and multiple rooms suitable for various commercial applications. A large warehouse for storage is situated directly across the street from Lake Champlain. The property benefits from an extremely low electric rate.
    Location Intelligence

    Current Use by Public Records

    Lavalley Kellee B Physician Jana L. Wynnik, ... Physician Cutcher Katie E Physician Harp Jennifer Physician Mashtare Rachel E Physician

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Dental Office Nail Salon Building Supply Skin Care Clinic Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Plattsburgh
    County
    Clinton
    State
    New York
    Longitude
    -73.4461139
    Latitude
    44.7155855

    Nearby Similar for Sale

    • $660,000
      4,439 SF

      Student Housing Multifamily Investment

      Meticulously maintained student housing with strong occupancy history.
      50 Broad Street, Plattsburgh, NY 12901
      View Details
    • $525,000
      4,800 SF

      Versatile Commercial Property with Residence

      Commercial space with residence, ideal for owner-operator or investor.
      1436-1438 Military Turnpike, Plattsburgh, NY 12901
      View Details
    • $375,000
      4,383 SF

      Historic Restaurant & Residential Property

      Mixed-use property with restaurant space and residential apartments in Plattsburgh.
      20 Brinkerhoff Street, Plattsburgh, NY 12901
      View Details
    • $495,000
      3,178 SF

      Well-Maintained Duplex Near Plattsburgh Amenities

      Spacious duplex with rental income potential near Plattsburgh amenities.
      24-26 Fay Lane, Plattsburgh, NY 12901
      View Details
    • $199,000
      1,200 SF

      Plattsburgh Office with Lakeview Suite

      Office space in prestigious complex with lake views available for purchase.
      201 W Bay Plaza, Plattsburgh, NY 12901
      View Details
    • $256,900
      1,887 SF

      Two-Unit Home in Beekmantown

      Two-unit home in excellent condition with income potential.
      182 Spellman Road, Plattsburgh, NY 12901
      View Details
    • $309,995
      1,708 SF

      Plattsburgh Duplex with Income Potential

      Well-maintained duplex in Plattsburgh with flexible living options.
      5 Leonard Avenue, Plattsburgh, NY 12901
      View Details
    • $329,992
      3,598 SF

      Plattsburgh Two-Unit Investment Property

      Two-unit property near SUNY Plattsburgh, ideal for student housing.
      3 Helen Street, Plattsburgh, NY 12901
      View Details
    • $230,000
      1,313 SF

      Plattsburgh Triplex with Rental Income

      Well-performing triplex in Plattsburgh, NY, generating $2,750 monthly gross income.
      82 Montcalm Avenue, Plattsburgh, NY 12901
      View Details
    • $1,674,881
      9,026 SF

      Plattsburgh Dollar General Investment Opportunity

      NNN Dollar General in Plattsburgh, NY with over 8 years remaining.
      4989 S Catherine St, Plattsburgh, NY 12901
      View Details
    • $99,500
      253 SF

      High-Traffic Commercial Property on Route 9

      Commercial property on busy Route 9, ideal for various businesses.
      7161 US-9, Plattsburgh, NY 12901
      View Details
    • $185,000
      2,034 SF

      Plattsburgh Duplex with Long-Term Tenants

      Two-story duplex in Plattsburgh with long-term tenants and off-street parking.
      14 Elizabeth Street, Plattsburgh, NY 12901
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Large mixed-use commercial space with warehouse near Lake Champlain.
    Where is this mixed-use property located?
    The property is located at 427 Margaret Street Plattsburgh, NY.
    What is the asking price?
    The asking price for this property is $795,000.
    What are key features of this property?
    This property features: Largest finished space in Plattsburgh with over 33,000 sq ft!; Mixed commercial space featuring indoor tennis courts.; Numerous rooms offer flexibility for various business applications.
    We can help!
    Listing Contact
    PJ Whitbeck
    Real Estate License ID: NY
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!