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Property profile & analytics
OFF-MARKET
Investment properties
1543 State St Watertown, NY 13601-3517
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-1319890
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1930
Total area
3,587 SF
Lot
0.6 ac (26,136 SF)
Zoning code
NMU
APN
221800 5-14-103.000
UPID
US63-1319890
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
Current use
Occupant on record · Public records
-
The Town Smoke Shop (Bike/Boat/Book/etc) Store
-
Bella CLEAN Full Service Professional Detailing Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Expert Properties LLC · 1 yrs held
Expert Properties LLC
since 2025
Last sale
$320,000
4 recorded transactions
Zoning & alternative use
NMU · Watertown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$63,700
Assessed 2023
Previous assessed
$63,700
+0.0% YoY
Assessed land
$10,000
Assessed improvement
$53,700
Land market value
$12,041
Improvement market value
$64,659
Total market value
$76,700
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
1930
Heating
NONE
Buildings
1
Stories
1
Total area
3,587 SF
Lot
0.6 ac (26,136 SF)
Zoning code
NMU
APN
221800 5-14-103.000
UPID
US63-1319890
Jurisdiction
JEFFERSON
Zoning & alternative use
NMU · Watertown, NY
Zoning NMU · permitted uses
NMU · 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.
Building & site characteristics
From public records
Year built
1930
Heating
NONE
Stories
1
Buildings
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
Expert Properties LLC
Entity
Mailing address
923 IVES ST, WATERTOWN, NY 13601-4241
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2025
$320,000
Expert Properties LLC
Gala Farms LLC
Warranty Deed
$128,000 · Watertown Local Dev C
Mar 17, 2025
—
Gala Farms LLC
Kunzico LLC
Warranty Deed
—
Jun 8, 2015
$5,000
1543 State Street LLC
Stanley Thomas
Grant Deed
—
Oct 17, 2012
$2,000
Thomas Stanley
City Of Watertown
Tax Deed
—
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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