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    925 Water Street Watertown, NY 13601

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    Claim this Listing
    New
    For Sale
    $139,900

    LAND - Watertown, NY

    Lot size:
    0.11 Acres
    Added:
    May 5, 2026
    Days on Market:
    4
    Last Refresh:
    May 8 at 5:06 pm

    Property Features for 925 Water Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Driveway
    Vegetation
    Wooded
    Standard status
    Active
    APN
    221800-004-000-0026-205-000-0000
    Lot size
    0.11 Acres

    We can help!

    Listing Contact
    Addison Bonisteel

    Listing agent Addison Bonisteel License #10401388674

    Listing office Bridgeview Real Estate 128 TenEyck St #2, Watertown, NY

    Listing date May 5, 2026

    MLS# S1678669 Listing URL

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime development opportunity with 19 bundled parcels.
    • 6 parcels on Water St. have approved curb cuts and sewer/water hookups.
    • Located near downtown amenities, restaurants, bars, and riverfront recreation.
    • Proximity to Fort Drum.
    • Suitable for various development projects (tiny homes, storage units, convenience store).
    • Ideal for builders and investors seeking scale and flexibility.

    Overview

    Watertown Land Development Opportunity

    This is a development opportunity located near the Black River in Watertown, NY. The offering consists of 19 parcels bundled together, including 6 parcels on Water St. that feature approved curb cuts and sewer/water hookups. The location provides convenient access to downtown amenities, bars, restaurants, and riverfront recreation, and is near Fort Drum. Potential uses include a tiny home neighborhood, storage unit installation, or a convenience store. This package deal is suited for builders and investors seeking scale, flexibility, and easy access for development. The parcels include 25 Water St, 933 Water St, 23 Water St, 925 Water St, 921 Water St, VL Rear Water St, 34 Walnut Ave, 33 Walnut Ave, 10 North St, 40 North St, 39 North St, 38 North St, 75 North St, 70 North St, 37 North St, 36 North St, 35 North St, and 76 North St. The lot size is 0.1148 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Jefferson
    State
    New York
    Longitude
    -75.880037
    Latitude
    43.979978

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    FAQs

    What type of property is this?
    Commercial land - Prime land package near Black River, Watertown, NY.
    Where is this commercial land located?
    The property is located at 925 Water Street Watertown, NY.
    What is the asking price?
    The asking price for this property is $139,900.
    What are key features of this property?
    This property features: Prime development opportunity with 19 bundled parcels.; 6 parcels on Water St. have approved curb cuts and sewer/water hookups.; Located near downtown amenities, restaurants, bars, and riverfront recreation.
    (315) 782-9292
    We can help!
    Listing Contact
    Addison Bonisteel
    Real Estate License ID: 10401388674
    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.

    More about this property
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