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Property profile & analytics
OFF-MARKET
Estimated value
$285,000
Auto shops
1199 1213th Ush 11 Gouverneur, NY 13642
Entity Owned
Absentee Owner
Free & Clear
Property ID
US63-5470481
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1955
Total area
6,552 SF
Lot
1.9 ac (82,764 SF)
Zoning code
R
APN
404089 173.001-4-15.1
UPID
US63-5470481
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$285k
Owner & transaction history
TEAM BLEVINS, LLC
TEAM BLEVINS, LLC
Zoning & alternative use
R · Gouverneur, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$720,000
+31.9%
Restaurant
$645,000
+17.8%
Commercial (general)
$640,000
+16.9%
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 Gouverneur submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gouverneur 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$545,000
Current use
RETAIL STORES
$720,000
Change: +32% · Conversion: Difficult
RESTAURANT
$645,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$640,000
Change: +17% · Conversion: Moderate
OFFICE BUILDING
$535,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$525,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$285k
Range $257k – $314k · ±10%
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
$43 / 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
$527,500
Assessed 2023
Previous assessed
$527,500
+0.0% YoY
Assessed land
$28,000
Assessed improvement
$499,500
Land market value
$34,568
Improvement market value
$616,667
Total market value
$651,235
Applied tax rate
404,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1955
Buildings
2
Stories
1
Total area
6,552 SF
Lot
1.9 ac (82,764 SF)
Zoning code
R
APN
404089 173.001-4-15.1
UPID
US63-5470481
Jurisdiction
ST LAWRENCE
Zoning & alternative use
R · Gouverneur, NYZoning R · permitted uses
R · Gouverneur, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$545,000
RETAIL STORES
Est. value
$720,000
RESTAURANT
Est. value
$645,000
COMMERCIAL (GENERAL)
Est. value
$640,000
OFFICE BUILDING
Est. value
$535,000
MEDICAL BUILDING
Est. value
$525,000
AUTO REPAIR, GARAGE Current
RETAIL STORES
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL 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
1955
Stories
1
Buildings
2
Lot
1.9 ac
Current owner
From public records · entity-resolved
TEAM BLEVINS, LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1151 US HWY 11, GOUVERNEUR, NY 13642-3506
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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
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