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    Property profile & analytics

    1222 Arsenal St Watertown, NY 13601-2297

    • Strip malls
    • 12,312 SF
    • 6.11 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-5470835
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • StayFitJunky / Gym & Fitness Center
    • Watertown VA Clinic / Medical Clinic
    • Brooklyn Gin / High School / Vocational School
    • North Countries Cw / Television Studio / Media Distribution
    • Western Union / Bank / Credit Union

    Property Details for 1222 Arsenal St

    Year built
    1972
    Lot size
    6.11 lot acres
    Property size
    12,312 SF
    Zone code
    C
    Property type
    Strip malls
    Property subtype
    Neighborhood centers
    APN
    221800 8-53-125.000
    APU
    221800853125000

    Description

    Stateway Plaza presents a prime retail investment opportunity in Jefferson County. This established shopping center boasts 231,650 square feet of total building space, currently featuring four suites. A significant 26,350 square feet is currently vacant, offering flexible lease options ranging from a minimum of 1,700 square feet to a maximum contiguous space of 20,000 square feet. The property enjoys a highly visible location with convenient access to I-81, a major thoroughfare ensuring high traffic counts and excellent visibility. Prominent pylon signage is available, further enhancing marketing potential. This location is situated within Watertown's largest retail corridor, benefiting from proximity to major retailers such as Salmon Run Mall, Starbucks, Planet Fitness, Ollie's Bargain Outlet, and a Holiday Inn Express. The center's strategic position serves a substantial customer base, including residents of Fort Drum, tourists visiting Alexander Bay, and those traveling to the Adirondacks. This presents a unique chance to establish or expand a retail presence in a thriving commercial area with strong existing tenant occupancy and significant potential for growth. The available spaces are in excellent condition and ready for immediate occupancy. The property's size and location make it an ideal choice for a variety of retail businesses seeking high visibility and convenient access to a large customer base.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Jefferson
    State
    New York
    Longitude
    -75.9443
    Latitude
    43.982
    CBSA code
    48060
    CBSA name
    WATERTOWN-FORT DRUM, NY MICROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $778,400
    $1,016,900
    $1,795,300
    -
    $937,826
    $1,225,174
    $2,163,000

    Comparable in this City

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      1308 Washington St, Watertown, NY 13601-4532
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      5,616 SF

      23209-245 Nys Rte 342

      SHOPPING CENTER, STRIP CENTER • 5,616 SF
      23209-245 Nys Rte 342, Watertown, NY 13601
      View Details
    • Value Estimation
      $830,000
      26,700 SF

      1851 State St

      SHOPPING CENTER, STRIP CENTER • 26,700 SF
      1851 State St, Watertown, NY 13601-3192
      View Details
    • Value Estimation by Request
      0.32 Acres

      189 Waterman Dr

      SHOPPING CENTER, STRIP CENTER • 0.32 Acres
      189 Waterman Dr, Watertown, NY 13601
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    • Value Estimation
      $520,000
      45,647 SF

      21852 Towne Ctr Dr, Unit 890

      SHOPPING CENTER, STRIP CENTER • 45,647 SF
      21852 Towne Ctr Dr, Watertown, NY 13601-5898
      View Details
    • Value Estimation by Request
      38,728 SF

      1125 Arsenal St

      SHOPPING CENTER, STRIP CENTER • 38,728 SF
      1125 Arsenal St, Watertown, NY 13601-2184
      View Details

    Similar Nearby for Sale

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    • $1,527,500
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      Retail Property with Extended Lease

      Retail property with a long-term lease in place.
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    Similar Nearby for Lease

    • $10 SF/Yr
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      Retail Space Near Fort Drum

      Neighborhood shopping center space for lease near Fort Drum.
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    • Contact for pricing
      4,500 SF

      Retail Space in Watertown Center

      4,500 SF retail space available in Watertown, NY.
      1283 Arsenal St, Watertown, NY 13601
      View Details
    • $4 SF/Yr
      112,434 SF

      Prime Retail Space Available

      Retail space in regional retail corridor with high visibility.
      21082 Pioneer Plaza Dr, Watertown, NY 13601
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    • Contact for pricing
      11,800 SF

      Arsenal Street Development Parcel

      Prime development parcel in Central Business District.
      217 Arsenal St, Watertown, NY 13601
      View Details
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      Seaway Shopping Center: Watertown, NY

      Watertown Retail/Warehouse Space Available
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    • $35 SF/Yr
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      Watertown Retail Pad Site For Lease

      Prime Watertown location, 5,071 sq ft freestanding retail building.
      21890 Towne Center Dr, Watertown, NY 13601
      View Details
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    1222 Arsenal St
    Watertown, NY 13601-2297
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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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