Corner Commercial
New
For Sale
$199,000
446 Arsenal St, Watertown, NY 13601
The corner parcel contains an existing duplex and is identified for potential redevelopment.
Property Size1,769 SF
Days on Market2
Property Features for 446 Arsenal St
General Information
Standard status
Active
Size
1,769 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$1,883
Building Details
Building Size
1,769 SF
Year Built
1900
Units
2
Listed By:
Darren Ashcroft · License #10401269037
(315) 778-7049
Source:
Elliman
Added: Nov 3
Last Checked: Nov 4 at 1:03PM
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 Darren Ashcroft
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Investment Insights
Based on property information with market context.
This commercial land parcel occupies a corner in Watertown and currently has a duplex on site. The existing building dates to 1900; the property remarks indicate that redevelopment may be more appropriate than retaining the structure.
The property is at 446 Arsenal St, on a street described as busy and high-traffic. The remarks identify possible future commercial concepts, including office or retail, but provide no zoning or permitted-use details.
The property is at 446 Arsenal St, on a street described as busy and high-traffic. The remarks identify possible future commercial concepts, including office or retail, but provide no zoning or permitted-use details.
Key Highlights
- Corner parcel in Watertown
- Existing duplex dates to 1900
- Located at 446 Arsenal St on a street described as high‑traffic
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$14,565
Cap Rate
7.32%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$291,300
$291.3K
Cap Rate 7%
$208,071
$208.1K
Cap Rate 9%
$161,833
$161.8K
Market Conditions
NOI Build-Up for 1,769 SF
Gross rent
$22.3K $12.60/SF
− Vacancy
−$1.5K −$0.84/SF
EGI
$20.8K $11.76/SF
− OpEx
−$6.2K −$3.53/SF
NOI
$14.6K $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 Rate 5%
$291,300
Cap Rate 7%
$208,071
Cap Rate 9%
$161,833
Alternative Uses
Best Use
Multifamily LT 5
$208.1K
$182.1K – $242.8K
NOI $14,565 @ 7.0% cap · market cap 7.32%
Second Best
Apartment 5plus
$186.1K
$162.9K – $217.2K
NOI $13,030 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$487.6K
$426.7K – $568.9K
NOI $34,135 @ 7.0% cap · market cap 17.15%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
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Open Analytics
Location Intelligence
Trade Area within ½ mile
1,273
Businesses Nearby
Explore this area
Business Placement
Demographics for 13601, NY
37,287
Population
18,653
Households
2
Avg Household Size
37
Median Age
25%
College-Educated
90%
High-School Grad
140.8 sq mi
ZIP Area
265
Density / Sq Mi
$57,503
Median Household Income
$37,061
Median Earnings
$974
Median Rent
$170,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Commercial land - The corner parcel contains an existing duplex and is identified for potential redevelopment.
Where is this commercial land located?
The property is located at 446 Arsenal St Watertown, 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: Corner parcel in Watertown; Existing duplex dates to 1900; Located at 446 Arsenal St on a street described as high‑traffic
