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    2467 State Route 8 Johnsburg, NY 12843
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    2467 State Route 8 Johnsburg, NY 12843

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    • Mixed-use properties
    • 0.85 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Mixed-use properties

    Property Details for 2467 State Route 8

    Year built
    1975
    Lot size
    0.85 lot acres
    Property type
    Mixed-use properties

    Description

    This exceptional mixed-use property, located at 2467 State Route 8 Unit 2467 in Johnsburg, NY, presents a compelling investment opportunity. Situated on a sizable 0.85-acre lot, this property offers significant potential for a variety of uses, making it ideal for both seasoned investors and those seeking a unique venture. The property's location on State Route 8 ensures high visibility and accessibility, attracting a substantial amount of traffic. The building's current configuration and layout are adaptable to suit a range of business needs, allowing for creative and flexible development. The asking price of $110,000 represents a highly competitive entry point into the Johnsburg commercial real estate market. Given the property's size, location, and versatility, this represents a rare chance to acquire a valuable asset with considerable upside potential. Further due diligence is encouraged to fully explore the possibilities this property offers. The absence of specified square footage allows for a wide range of potential development scenarios, making this an attractive proposition for those with a vision for growth and expansion. This property is ready for its next chapter, and the possibilities are limited only by imagination. Contact us today to schedule a viewing and begin exploring the potential of this remarkable investment.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Johnsburg
    County
    Warren
    State
    New York
    Longitude
    -74.0275
    Latitude
    43.6119

    Comparable in this City

    • Value Estimation by Request
      4,600 SF

      3485 State Rte 8th 8

      STORE/OFFICE (MIXED USE) • 4,600 SF
      3485 State Rte 8th 8, Johnsburg, NY 12843
      View Details
    • Value Estimation by Request
      936 SF

      3462 State Rte 8th 8

      STORE/OFFICE (MIXED USE) • 936 SF
      3462 State Rte 8th 8, Johnsburg, NY 12843-9998
      View Details
    • Value Estimation by Request
      2,459 SF

      40 Armstrong Rd, Unit 90

      OFFICE/RESIDENTIAL (MIXED USE) • 2,459 SF
      40 Armstrong Rd, Johnsburg, NY 12843-7700
      View Details
    • Value Estimation by Request
      2,653 SF

      10 Gln Crk Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,653 SF
      10 Gln Crk Rd, Johnsburg, NY 12843
      View Details
    • Value Estimation by Request
      1,518 SF

      105 Oven Mtn Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,518 SF
      105 Oven Mtn Rd, Johnsburg, NY 12843-7714
      View Details
    • Value Estimation by Request
      2,997 SF

      2516 State Rte 8th 8

      SHOW ROOM, WAREHOUSE • 2,997 SF
      2516 State Rte 8th 8, Johnsburg, NY 12843-3200
      View Details

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    • $289,900
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      Wooded Land Parcel For Sale

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    • $289,900
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      42.77 Acres Wooded Land Parcel

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    2467 State Route 8
    Johnsburg, NY 12843
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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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