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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Automotive properties
18621 Us Rte 11th 637, Watertown, NY 13601-5325
Entity Owned
14-yr Hold
Free & Clear
Property ID
US63-1891316
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
2012
Total area
18,400 SF
Lot
7.51 ac (327,136 SF)
Zoning code
B
APN
225800 90.00-6-29.42
UPID
US63-1891316
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
$871k
Blend (final)
Blend
$1.04M
Owner & transaction history
Davidson Mgmt Grp INC · 14 yrs held
Davidson Mgmt Grp INC
since 2011
3 recorded transactions
Zoning & alternative use
B · Watertown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+77.1%
Office building
$1.2M
+39.4%
Commercial (general)
$1.2M
+37.1%
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
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
$875,000
Current use
RESTAURANT
$1,550,000
Change: +77% · Conversion: Difficult
OFFICE BUILDING
$1,220,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,200,000
Change: +37% · Conversion: Moderate
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±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
$56 / 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
$952,000
Assessed 2023
Previous assessed
$952,000
+0.0% YoY
Assessed land
$65,100
Assessed improvement
$886,900
Land market value
$127,647
Improvement market value
$1,739,020
Total market value
$1,866,667
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
2012
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
18,400 SF
Lot
7.51 ac (327,136 SF)
Zoning code
B
APN
225800 90.00-6-29.42
UPID
US63-1891316
Jurisdiction
JEFFERSON
Zoning & alternative use
B · Watertown, NY
Zoning B · permitted uses
B · 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
AUTO REPAIR, GARAGE Current
Est. value
$875,000
RESTAURANT
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2012
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
7.51 ac
Current owner
From public records · entity-resolved
Davidson Mgmt Grp INC
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 4230, ROME, NY 13442-4230
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2011
$275,000
Davidson Mgmt Grp INC
Sac Properties LLC
Grant Deed
—
Feb 24, 2005
$125,000
Sac Properties LLC
Calligaris,alfred
Warranty Deed
—
May 27, 2004
—
Alfred Calligaris
Hefferon,thomas
Warranty Deed
related
—
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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