Office Building on Corner
851861 Arsenal Street Watertown, NY 13601
For Sale
$875,000
Office space on two combined lots on a high-visibility corner, with multiple system and interior updates over the last five years.
Property Size3,240 SF
Price / SF$270.06
Days on Market8
Property Features for 851861 Arsenal Street
General Information
- Standard status
- Active
- Size
- 3,240 SF
- Property subtype
- General Commercial
Building Details
- Year Built
- 2007
Listing Agency:
Marzano Real Estate, LLC.
(315) 788-7777
Listed By:
Tara Marzano
(315) 788-7777
Source:
Xome
Added: Jul 17
Changed: Jul 24
Last Checked: Jul 24 at 5:34AM
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 Marzano Real Estate, LLC.
Investment Insights
Based on property information with market context.
This offering includes two lots with office space and room to expand. Recent improvements over the last five years include a new roof, AC, furnace, updated flooring, paving, electrical work, and interior paint.
The property is located on Watertown’s busiest street and sits on a high-visibility corner. Assessment, road frontage, and tax information are reported for both parcels together, and the provided square footage is stated as larger than what city records reflect by approximately 2,200 square feet.
The property is located on Watertown’s busiest street and sits on a high-visibility corner. Assessment, road frontage, and tax information are reported for both parcels together, and the provided square footage is stated as larger than what city records reflect by approximately 2,200 square feet.
Key Highlights
- Two combined lots on Watertown’s busiest street with office space on a high‑visibility corner.
- Year built 2007 with asphalt roof.
- Updates in the last five years include roof, AC, furnace, flooring, paving, electrical, and paint.
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $77.8k | $24.00 |
| − Vacancy | −$17.6k | −$5.42 |
| EGI | $60.2k | $18.58 |
| − OpEx | −$15.0k | −$4.64 |
| NOI | $45.1k | $13.93 |
3,240 SF · lease $24.00/SF/yr · vacancy 22.60% · expense 25.00%
Alternative Uses
Best Use
Office B
$644.9K
$564.3K – $752.3K
NOI $45,140 @ 7.0% cap · market cap 5.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$893.1K
$781.5K – $1.04M
NOI $62,519 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Office buildings
FAQs
What type of property is this?
Office building - Office space on two combined lots on a high-visibility corner, with multiple system and interior updates over the last five years.
Where is this office building located?
The property is located at 851861 Arsenal Street Watertown, NY.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Two combined lots on Watertown’s busiest street with office space on a high‑visibility corner.; Year built 2007 with asphalt roof.; Updates in the last five years include roof, AC, furnace, flooring, paving, electrical, and paint.
