Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Sold
    • Property Lookup
    • Brokers
    18564 Us-11 Watertown, NY 13601

    Property Lookup

    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    18564 Us-11 Watertown, NY 13601

    View on Map
    • Specialty properties
    • 11,280 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Isalis / (Bike/Boat/Book/etc) Store
    • Party City / Party Supply Store / (Bike/Boat/Book/etc) Store
    • Skunk Funk / Big Box & Wholesale Store
    • Carl's Trading Co / Hat Shop
    • Bushka's Kitchen LLC / (Bike/Boat/Book/etc) Store

    Property Details for 18564 Us-11

    Year built
    1989
    Property size
    11,280 SF
    Property type
    Specialty properties
    Property subtype
    Office properties & Spaces

    Description

    This exceptional Class A office building, located at 18564 US Rt 11 in Watertown, NY, offers a diverse range of spaces ideal for various professional uses. Built in 1989 and extensively renovated in 2023, the two-story building boasts 11,280 square feet of total space, with a minimum divisible unit of 100 square feet and a maximum contiguous space of 1,843 square feet. Currently, 3,161 square feet is available for lease. The property features ample parking for 50+ vehicles, providing convenient access for clients and staff. Its prime location on Route 11 offers excellent visibility and road frontage, perfect for advertising. The building is fully ADA compliant, equipped with an elevator and stair chair lift, ensuring accessibility for all. Individual office suites offer two entrances/exits for added flexibility. The building's zoning is B, and it's situated in Jefferson County, NY, with a zip code of 13601. Specific available spaces include several configurations suitable for medical professionals, attorneys, insurance agents, and other businesses. One example includes a 936 square foot suite with four offices, a kitchen/break room, and a spacious waiting area. This is a unique opportunity to secure prime office space in a well-maintained, modern building with excellent amenities and high visibility. The property is ready for immediate occupancy.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Jefferson
    State
    New York
    Longitude
    -75.9307
    Latitude
    43.9346

    Comparable in this City

    • Value Estimation by Request
      11,897 SF

      18564 Us-11

      Medical Office Space • 11,897 SF
      18564 Us-11, Watertown, NY 13601
      View Details
    • Value Estimation by Request
      5,600 SF

      26495 State Route 3

      Medical Office Space • 5,600 SF
      26495 State Route 3, Watertown, NY 13601
      View Details
    • Value Estimation by Request
      158,186 SF

      133 Pratt St

      MEDICAL CLINIC • 158,186 SF
      133 Pratt St, Watertown, NY 13601-4300
      View Details
    • Value Estimation
      $600,000
      22,808 SF

      650 State St

      MEDICAL CLINIC • 22,808 SF
      650 State St, Watertown, NY 13601
      View Details
    • Value Estimation
      $1,980,000
      18,175 SF

      238 Arsenal St

      MEDICAL CLINIC • 18,175 SF
      238 Arsenal St, Watertown, NY 13601-2504
      View Details
    • Value Estimation by Request

      Watertown, NY 13601

      SBE - SPECIAL ASSESSMENTS
      Watertown, NY 13601
      View Details

    Similar Nearby for Sale

    • $400,000

      Versatile Commercial Building in Watertown

      Adaptable building in high-traffic area, suitable for various businesses.
      140 Eastern Blvd, Watertown, NY 13601
      View Details
    • Contact for pricing

      Commercial Land Lots Available

      Multiple land lots for sale or build to suit.
      155 Commercial Dr, Glen Park, NY 13601
      View Details

    Similar Nearby for Lease

    • $35 SF/Yr

      Retail Building Near Major Anchors

      5,071 SF retail building with ample parking and drive-thru potential.
      21890 Towne Center Dr, Watertown, NY 13601
      View Details
    • Contact for pricing
      5,000 SF

      Downtown Watertown Office Space

      Office suites available in downtown Watertown professional building.
      200 Washington St, Watertown, NY 13601
      View Details
    • Contact for pricing

      Retail Space in Seaway Center

      Retail and office spaces available in Watertown shopping center.
      22088 Us-11, Watertown, NY 13601
      View Details
    • $2,500 /Mo

      Versatile Office Space For Rent

      Well-maintained office space with flexible layout and build-to-suit options.
      1067 Marble St, Watertown, NY 13601
      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.
    18564 Us-11
    Watertown, NY 13601
    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

    18564 Us-11, Watertown, NY, 13601

    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!