Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,045,000
Investment properties
1068 Arsenal St Watertown, NY 13601-2210
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-0230426
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1993
Total area
16,637 SF
Lot
1.1 ac (47,916 SF)
Zoning code
C
APN
221800 8-47-106.200
UPID
US63-0230426
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$775k
Blend (final)
Blend
$1.05M
Owner & transaction history
1068 Arsenal St Re LLC · 4 yrs held
1068 Arsenal St Re LLC
since 2021
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
C · Watertown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+29.2%
Office building
$1.1M
+1.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$985,000
ML approach
$1,010,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,085,000
Current use
RESTAURANT
$1,405,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$1,105,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.05M
Range $941k – $1.15M · ±10% · vs last sale $1.33M (Sep 24 2021)
Last sale anchor
$1.33M
Sep 24 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$63 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$540,000
Assessed 2023
Previous assessed
$541,000
-0.2% YoY
Assessed land
$540,000
Land market value
$650,600
Total market value
$650,600
Applied tax rate
221,800.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1993
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
16,637 SF
Lot
1.1 ac (47,916 SF)
Zoning code
C
APN
221800 8-47-106.200
UPID
US63-0230426
Jurisdiction
JEFFERSON
Zoning & alternative use
C · Watertown, NY
Zoning C · permitted uses
C · Watertown, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1993
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
1068 Arsenal St Re LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1170 PITTSFORD VICTOR RD STE #260, PITTSFORD, NY 14534-3807
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2025
—
1068 Arsenal St Re LLC
—
Deed
related
$720,000 · Corstone Collateral C
Dec 3, 2021
—
1068 Arsenal St Re LLC
—
Deed
related
$1,060,000 · Te Lenders LLC
Sep 24, 2021
$1,325,000
1068 Arsenal St Re LLC
Prime LLC
Warranty Deed
—
Jun 29, 2020
—
Prime LLC
—
Deed
related
$150,000 · James M Donegan
—
—
Prime LLC
—
Deed Of Trust
related
$150,000 · James M Donegan
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1068 Arsenal St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
