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    1000 Sangerfield Sangerfield, NY 13480
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    Property profile & analytics

    1000 Sangerfield Sangerfield, NY 13480

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    • Land
    • 9.00 lot acres
    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 1000 Sangerfield

    Lot size
    9.00 lot acres
    Property type
    Land

    Description

    Exceptional development opportunity awaits with this 9-acre commercial parcel in Sangerfield, NY, boasting 606 feet of frontage on NY State Route 12 and additional frontage on US Route 20. This high-visibility location offers easy access for trucks, with ingress and egress from both major roadways. The property features an existing house, suitable for renovation into office space or demolition for new construction. Public water, natural gas, and 3-phase power are available. Excellent perc test results are on file. The site is already approved for an 80,000 square foot building, plus three outparcels. Strategically located at the intersection of NY Route 12 and the four-lane US Route 20, this property enjoys exceptional exposure, surrounded by established businesses including Michael's Restaurant, Titan Homes Manufacturing, White's Farm Supply, Webb's Lumber, Napa Auto Parts, and national grain silos. Major truck routes provide convenient access to Watertown, Norwich, and numerous communities throughout Oneida, Madison, Otsego, Herkimer, and Chenango Counties. The area presents a significant need for various commercial services, including grocery, pharmacy, banking, fast food, and truck stop facilities. This shovel-ready property is offered by the developer, who is open to either selling or building to suit. The 392,040 square foot lot is served by a gas heating system and septic tank.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Sangerfield
    County
    Jefferson
    State
    New York
    Longitude
    -75.3791
    Latitude
    42.9143

    Comparable in this City

    • Value Estimation by Request
      10.00 Acres

      1000 Ny-12

      Land • 392,697 SF
      1000 Ny-12, Sangerfield, NY 13480
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    • Value Estimation by Request
      9.00 Acres

      1000 State Rte 12 Hwy

      Land • 9.00 Acres
      1000 State Rte 12 Hwy, Sangerfield, NY 13480
      View Details
    • Value Estimation
      $725,000
      21,344 SF

      381 Putnam St, Unit NS

      COMMERCIAL (GENERAL) • 21,344 SF
      381 Putnam St, Waterville, NY 13480-1212
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    • Value Estimation by Request
      2,060 SF

      202 Main St

      COMMERCIAL (GENERAL) • 2,060 SF
      202 Main St, Waterville, NY 13480-1110
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    • Value Estimation by Request
      1,707 SF

      214 White St

      COMMERCIAL (GENERAL) • 1,707 SF
      214 White St, Waterville, NY 13480-1150
      View Details
    • Value Estimation by Request
      0.09 Acres

      Buell Ave

      VACANT COMMERCIAL LAND • 0.09 Acres
      Buell Ave, Waterville, NY 13480
      View Details

    Similar Nearby for Sale

    • $850,000

      Land Available in Sangerfield, NY

      Land for sale at 1000 State Route 12, Sangerfield, NY
      1000 State Route 12, Sangerfield, NY 13480
      View Details
    • New
      $169,900
      27.88 Acres

      Sangerfield Vacant Land with Cabin

      27+ acre parcel with cabin, ideal for recreation.
      0WP Tubbs Rd, Sangerfield, NY 13480
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    • Contact for pricing

      Prime Development Site on Route

      10-acre development site with highway frontage and high visibility.
      1000 Sangerfield, Watertown, NY 13480
      View Details
    • Contact for pricing
      392,697 SF

      Prime Development Site on Route 12

      10+/- acre development site with road frontage and utilities.
      1000 Ny-12, Waterville, NY 13480
      View Details
    • $75,000

      Commercial Land on Route 12

      2.10 acres of commercial land for sale.
      7643 Easy St, Waterville, NY 13480
      View Details
    • $850,000

      Development Site on NY Route 12

      10+/- acre development site with frontage on NY Route 12.
      1000 State Route 12, Waterville, NY 13480
      View Details
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    Sangerfield, NY 13480
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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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