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    137 W Main St, Gouverneur, NY 13642

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    Commercial building with existing tenant in Gouverneur, NY for sale.

    Type:Retail
    Property size:
    1,508 SF
    Price / SF:
    $131/SF
    Added:
    Mar 18, 2026
    Days on Market:
    57
    Last Refresh:
    Mar 20 at 12:22 am

    Property Features for 137 W Main St

    General Information

    Standard status
    Active
    Size
    1,508 SF
    Property subtype
    Retail

    We can help!

    Listing Contact
    Duane Edmonds

    Listing agent Duane Edmonds License #NY10401354945

    Listing office Acropolis Realty Group

    Listing date Mar 18, 2026

    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 Acropolis Realty Group

    HighLights

    • Existing tenant provides instant rental income and immediate cash flow.
    • Stabilized, income‑producing asset with low vacancy risk.
    • Excellent visibility and steady local traffic.
    • Proximity to shops, services, and community anchors.
    • Walkable downtown and historic character.
    • Hands‑off investment potential ideal for new and seasoned investors.

    Overview

    This commercial building in Gouverneur, NY, presents an opportunity to acquire a stabilized, income-producing asset. The property benefits from excellent visibility and steady local traffic. Its location provides proximity to shops, services, and community anchors that contribute to daily foot activity. The village features a walkable downtown area and a historic character. The property's existing tenant provides immediate rental income, cash flow, low vacancy risk, and an established occupancy history. The property size is 1508 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Professional Styles Hair Salon DR Ryan Keddy Physician Mrs. Rachel Raven Physician Family Counseling Services Counselor Adam French, L.Ac. ... Medical Clinic

    Suggested Use

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

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

    Similar Places Nearby

    • The Flower Girls — 4643 NY-58, Gouverneur, NY 13642

    Location Insight

    • Map
    • Local Demand
    City
    Gouverneur
    County
    St. Lawrence
    State
    New York
    Longitude
    -75.4740435
    Latitude
    44.3330936

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    FAQs

    What type of property is this?
    Storefront property - Commercial building with existing tenant in Gouverneur, NY for sale.
    Where is this storefront property located?
    The property is located at 137 W Main St Gouverneur, NY.
    What is the asking price?
    The asking price for this property is $199,000.
    What are key features of this property?
    This property features: Existing tenant provides instant rental income and immediate cash flow.; Stabilized, income‑producing asset with low vacancy risk.; Excellent visibility and steady local traffic.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Duane Edmonds
    Real Estate License ID: NY10401354945
    Learn More
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    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.

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