Four-Bay Auto
For Sale
$299,000
1369 US Highway 11, Gouverneur, NY 13642
COMMERCIAL, Commercial, Gouverneur, NY
Property Size3,520 SF
Lot Size8.42 Acres
Price / SF$84.94
Days on Market419
Property Features for 1369 US Highway 11
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Garage - Attached, Garage
Interior features
9 ft.+ ceilings
Exterior features
Outdoor lights
Elementary school district
Gouverneur Central School District
Middle school district
Gouverneur Central School District
High school district
Gouverneur Central School District
Directions
From East Main Street in Gouverneur, travel north for one mile. Listing is on the left across the street from Gouverneur Plumbing Supply.
Subdivision
ST LAWRENCE
Standard status
Active
APN
159.004-2-12
Size
3,520 SF
Lot size
8.42 Acres
Taxes and HOA fees
Tax Annual Amount
1934
Utilities
Utilities
Cable Available
Water source
Well
Amenities
office space
reception area
storage areas
Building Details
Year built
1975
Floors in Building
1
Building materials
Wood siding
Roof type
Metal
Architectural style
Other
Listing Agency:
Blue Heron Realty
(315) 394-3223
Listed By:
Jennifer Stevenson · License #37ST0899408
(315) 323-2512
Added: Jul 28, 2025
Changed: Sep 13
Last Checked: Sep 19 at 8:06PM
MLS# 51691
Copyright © 2026 St. Lawrence Board of Realtors. 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.
This automotive facility includes office space, a reception area, storage areas, and four truck bays. Two Rotary lifts are installed: a 12,000 lb. four-post model and a 10,000 lb. two-post model purchased in 2020. The building contains 3,520 square feet on an 8.42-acre parcel, with 9 ft.+ ceilings, wood siding, a metal roof, and attached garage parking.
Three overhead doors provide service access, including one measuring 12' x 12', a second measuring 10' wide by 12' high, and a third measuring 10' x 10'. The older section is block construction, while the newer portion is stick built. A steel roof was completed around 2017, and some electrical, lighting, and drywall work was completed in 2024. The property uses kerosene forced-air heat and a well, with public sewer available.
Three overhead doors provide service access, including one measuring 12' x 12', a second measuring 10' wide by 12' high, and a third measuring 10' x 10'. The older section is block construction, while the newer portion is stick built. A steel roof was completed around 2017, and some electrical, lighting, and drywall work was completed in 2024. The property uses kerosene forced-air heat and a well, with public sewer available.
Key Highlights
- 3,520‑square‑foot automotive building on 8.42 acres
- Four truck bays with two Rotary lifts
- 12,000 lb. four‑post and 10,000 lb. two‑post lifts
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
$21,724
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
7.27%
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%
$434,480
$434.5K
Cap Rate 7%
$310,343
$310.3K
Cap Rate 9%
$241,378
$241.4K
Market Conditions
NOI Build-Up for 3,520 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
$33.4K $9.48/SF
− Vacancy
−$2.3K −$0.66/SF
EGI
$31.0K $8.82/SF
− OpEx
−$9.3K −$2.64/SF
NOI
$21.7K $6.17/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
Lease Rate
$9.48 /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%
$434,480
Cap Rate 7%
$310,343
Cap Rate 9%
$241,378
Alternative Uses
Best Use
Retail
$639.4K
$559.4K – $745.9K
NOI $44,755 @ 7.0% cap · market cap 14.97%
Second Best
Industrial
$310.3K
$271.6K – $362.1K
NOI $21,724 @ 7.0% cap · market cap 7.27%
Theoretical Best
Office A
$873.3K
$764.1K – $1.02M
NOI $61,130 @ 7.0% cap · market cap 20.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Service bays
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Well-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Auto shop - Automotive facility with offices, service bays, lifting equipment, storage, and outdoor lighting.
Where is this auto shop located?
The property is located at 1369 US Highway 11 Gouverneur, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 3,520‑square‑foot automotive building on 8.42 acres; Four truck bays with two Rotary lifts; 12,000 lb. four‑post and 10,000 lb. two‑post lifts
