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    1655 State St Watertown, NY 13601-3555
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    Property profile & analytics

    1655 State St, Watertown, NY 13601-3555

    View on Map
    • Investment properties
    • 14,550 SF
    • 2.08 lot acres
    Off-Market
    Property ID
    US63-5442086
    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.
    Value Estimations
    $1,600,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Walgreens Photo / (Bike/Boat/Book/etc) Store
    • Redbox / Cinema / (Bike/Boat/Book/etc) Store
    • Walgreens Pharmacy / Pharmacy
    • Lynn M. Odett, RPh / Pharmacy
    • Erik M. Tubolino, PharmD / Pharmacy

    Property Details for 1655 State St

    Year built
    2006
    Lot size
    2.08 lot acres
    Zone code
    NMU
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    221800 5-15-101.100
    APU
    221800515101100

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Jul 15, 2025 $1,300,000 State C S Emp FCU Waltrust Properties INC Deed —

    Description

    This exceptional 14,550-square-foot storefront property, located at 1655 State Street in Watertown, New York, presents a unique investment opportunity. Built in 2006, this single-story building sits on a large parking lot at a highly visible, signalized intersection in Jefferson County (zip code 13601). Previously occupied by a Walgreens Pharmacy, the property is currently vacant and ready for immediate occupancy. Its prime location benefits from significant foot and vehicle traffic, enhanced by the proximity of other national brands such as Mavis and Fastrac at neighboring corners. The property's modern infrastructure and high visibility make it ideal for a variety of retail uses. The asking price is $1,585,000. The permitted zoning is not specified (N). This is a for-sale-by-owner opportunity. The property offers substantial potential for investors and owner-users seeking a high-impact retail space in a thriving commercial area. The building's size and location provide excellent exposure and accessibility, making it an attractive proposition for businesses seeking a strong presence in Watertown.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,411,000
      Market price range: $502k - $1.41M
      AI Estimate
      $1,601,000
      Market price range: $438k - $1.60M

    • Alternative Use

      Use
      Estimation
      RESTAURANT
      $1,230,000
      OFFICE BUILDING
      $965,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Jefferson
    State
    New York
    Longitude
    -75.8818
    Latitude
    43.9681
    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
    $81,000
    $2,490,300
    $2,571,300
    -
    $97,592
    $3,000,408
    $3,098,000

    Comparable in this City

    • Value Estimation by Request
      3,472 SF

      1130 Water St

      STORE/OFFICE (MIXED USE)
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      View Details
    • Value Estimation by Request
      1,728 SF

      742 Main St

      STORE/OFFICE (MIXED USE)
      742 Main St, Watertown, NY 13601-1218
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    • Value Estimation by Request
      1,296 SF

      26825 Bonney Rd

      STORE/OFFICE (MIXED USE)
      26825 Bonney Rd, Watertown, NY 13601-5264
      View Details
    • Value Estimation
      $765,000
      6,796 SF

      247 Factory St

      STORE/OFFICE (MIXED USE)
      247 Factory St, Watertown, NY 13601-2748
      View Details
    • Value Estimation by Request
      2,400 SF

      554 Morrison St

      STORE/OFFICE (MIXED USE)
      554 Morrison St, Watertown, NY 13601-1317
      View Details
    • Value Estimation by Request
      1,537 SF

      552 State St

      STORE/OFFICE (MIXED USE)
      552 State St, Watertown, NY 13601-2725
      View Details

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    Similar Nearby for Lease

    • Contact for pricing
      3,116 SF

      Retail Space in Watertown, NY

      Retail space available for lease in Watertown, New York.
      22252 Us-11, Watertown, NY 13601
      View Details
    • $35 SF/Yr

      Retail Building Near Major Anchors

      5,071 SF retail building with ample parking and drive-thru potential.
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      View Details
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      Versatile Office Space For Rent

      Well-maintained office space with flexible layout and build-to-suit options.
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      View Details
    • Contact for pricing
      112,434 SF

      Prime Retail Space Available

      Retail space in regional retail corridor with high visibility.
      21082 Pioneer Plaza Dr, Watertown, NY 13601
      View Details
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    Watertown, NY 13601-3555
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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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