Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    4704 State Route 9 Plattsburgh, NY 12901
    Back to Search
    Property profile & analytics

    4704 State Route 9 Plattsburgh, NY 12901

    View on Map
    • Commercial real estate
    • 2,248 SF
    • 1.60 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 4704 State Route 9

    Year built
    2012
    Lot size
    1.60 lot acres
    Property size
    2,248 SF
    Property type
    Commercial real estate

    Description

    This exceptional commercial property in Plattsburgh, NY, presents a unique investment opportunity. Situated on a substantial 1.6-acre lot at 4704 State Route 9 Unit 4704, this property boasts two buildings totaling 2,248 square feet. The main building, a completely rebuilt restaurant (2012), comfortably seats 70 patrons and features a convenient stand-alone walk-in freezer. The second building, constructed in 2018, currently serves as office and storage space, occupying the ground floor and offering additional space on a second floor. The property benefits from a large parking lot with easy access, eliminating curbside challenges. Its versatile layout allows for continued operation as a restaurant or adaptable conversion to suit diverse business needs. The location offers significant advantages, being within a few miles of three golf courses, Lake Champlain, a public boat launch, beaches, marinas, and the international airport. Surrounding the property are residential areas, various businesses, industrial and manufacturing complexes, and warehousing facilities located on the old Air Force Base. High traffic counts ensure excellent visibility and accessibility. The sale includes only the real estate, furnishings, and equipment. This is a rare opportunity to acquire a substantial commercial property in a desirable location with significant potential.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Plattsburgh
    County
    Clinton
    State
    New York
    Longitude
    -73.4456
    Latitude
    44.6695

    Comparable in this City

    • Value Estimation
      $4,395,000
      132,255 SF

      Rt 3rd 3

      COMMERCIAL (GENERAL) • 132,255 SF
      Rt 3rd 3, Plattsburgh, NY 12901
      View Details
    • Value Estimation by Request
      5,730 SF

      55 Broad St

      Commercial real estate • 5,730 SF
      55 Broad St, Plattsburgh, NY 12901
      View Details
    • Value Estimation by Request
      2,100 SF

      55 Smithfield Blvd

      Land • 2,100 SF
      55 Smithfield Blvd, Plattsburgh, NY 12901
      View Details
    • Value Estimation by Request
      3.88 Acres

      Bowl Ln

      COMMERCIAL (GENERAL) • 3.88 Acres
      Bowl Ln, Plattsburgh, NY 12901
      View Details
    • Value Estimation
      $980,000
      8,000 SF

      488-490 Rt 3rd 3

      SHOW ROOM, WAREHOUSE • 8,000 SF
      488-490 Rt 3rd 3, Plattsburgh, NY 12901
      View Details
    • Value Estimation by Request
      12.82 Acres

      71957197 Rt 9th 9

      COMMERCIAL (GENERAL) • 12.82 Acres
      71957197 Rt 9th 9, Plattsburgh, NY 12901
      View Details

    Similar Nearby for Sale

    • $40,000
      1,600 SF

      Plattsburgh Turnkey Business Duo

      Established Businesses, High Inventory, Great Value
      15 Weed St, Plattsburgh, NY 12901
      View Details
    • $385,000
      1,621 SF

      Prime Plattsburgh Restaurant Opportunity

      Busy Route 9, High Traffic, Established Business
      7067 State Route 9, Plattsburgh, NY 12901
      View Details
    • $339,900
      3,140 SF

      Downtown Plattsburgh Investment Property

      High-yield, fully leased multi-unit building.
      10 Oak St, Plattsburgh, NY 12901
      View Details
    • $485,000
      9,000 SF

      Plattsburgh Commercial Space - High Traffic Area

      Modern Office, Ample Storage, Great Location
      187 Margaret St, Plattsburgh, NY 12901
      View Details
    • $375,000
      2,248 SF

      Plattsburgh Commercial Property with Restaurant

      Versatile commercial property with restaurant, office, and storage buildings.
      4704 Rte 9 S, Plattsburgh, NY 12901
      View Details
    • $850,000
      49.70 Acres

      49-Acre Commercial Lot Available

      Commercial land with utilities and road frontage in Plattsburgh, NY.
      384 Tom Miller Rd, Plattsburgh, NY 12901
      View Details

    Similar Nearby for Lease

    • $25 SF/Yr

      Former Restaurant Space on Route 3

      Former Friendly’s restaurant space for lease on Route 3.
      81 Centre Dr, Plattsburgh, NY 12901
      View Details
    • Contact for pricing

      Retail Space Available For Rent

      Single tenant retail space available, approximately 4,722 square feet.
      81 Centre Dr, Plattsburgh, NY 12901
      View Details
    • $4 SF/Yr

      Industrial Complex Near Montreal

      Industrial complex near highway and airport, 60 miles from Montreal.
      32 Power Dam Way, Plattsburgh, NY 12901
      View Details
    • Contact for pricing

      Commercial Land Near SUNY Plattsburgh

      Commercial land for rent near SUNY Plattsburgh.
      356 Cornelia St, Plattsburgh, NY 12901
      View Details
    • $700 /Mo
      448 SF

      Plattsburgh Office Space For Lease

      Office space for lease, close to shopping and highway.
      91 Hammond Ln, Plattsburgh, NY 12901
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    4704 State Route 9
    Plattsburgh, NY 12901
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    4704 State Route 9, Plattsburgh, NY, 12901
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!