Add Listing
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    2 Cogan Ave Plattsburgh, NY 12901-2566

    • Investment properties
    • 6,361 SF
    • 0.40 lot acres
    OFF-MARKET
    Value Estimations
    $780,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0219099
    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

    • Homestead Embroidery / Production Facility / Textile Manufacturer
    • Premier Vapors / (Bike/Boat/Book/etc) Store / Alternative Medicine Practice
    • Captains Team Shop / (Bike/Boat/Book/etc) Store
    • rj plumbing and heating,llc / Plumbing Service / General Contractor
    • Eyebrow Station / Hair Salon / Nail Salon

    Property Details for 2 Cogan Ave

    Year built
    1990
    Lot size
    0.40 lot acres
    Property size
    6,361 SF
    Zone code
    05 - COMMERCIAL
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    091300 207.17-2-9
    APU
    913002071729

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,095,000
      6.5%
      $1,015,000
      7%
      $940,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $547,000
      Market price range: $308k - $547k
      AI Estimate
      $775,000
      Market price range: $291k - $776k

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

    Location Insight

    • Map
    • Local Demand
    City
    Plattsburgh
    County
    Clinton
    State
    New York
    Longitude
    -73.4801
    Latitude
    44.6969
    CBSA code
    38460
    CBSA name
    PLATTSBURGH, 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
    $98,200
    $529,800
    $628,000
    -
    $98,200
    $529,800
    $628,000

    Comparable in this City

    • Value Estimation by Request
      2,220 SF

      5506 Peru St

      STORE/OFFICE (MIXED USE) • 2,220 SF
      5506 Peru St, Plattsburgh, NY 12901
      View Details
    • Value Estimation by Request
      1,560 SF

      61 Champlain St

      STORE/OFFICE (MIXED USE) • 1,560 SF
      61 Champlain St, Plattsburgh, NY 12901-1513
      View Details
    • Value Estimation by Request
      1,043 SF

      136 Cornelia St

      STORE/OFFICE (MIXED USE) • 1,043 SF
      136 Cornelia St, Plattsburgh, NY 12901-2719
      View Details
    • Value Estimation
      $980,000
      8,008 SF

      91 Hammond Ln

      STORE/OFFICE (MIXED USE) • 8,008 SF
      91 Hammond Ln, Plattsburgh, NY 12901-2050
      View Details
    • Value Estimation
      $790,000
      6,440 SF

      31 Mckinley Ave

      STORE/OFFICE (MIXED USE) • 6,440 SF
      31 Mckinley Ave, Plattsburgh, NY 12901-3815
      View Details
    • Value Estimation by Request
      2,014 SF

      67 Carbide Rd

      STORE/OFFICE (MIXED USE) • 2,014 SF
      67 Carbide Rd, Plattsburgh, NY 12901-5905
      View Details

    Similar Nearby for Sale

    • $460,000
      3,208 SF

      Plattsburgh Mixed-Use Investment Opportunity

      Prime Plattsburgh location, versatile zoning.
      184 Tom Miller Rd, Plattsburgh, NY 12901
      View Details
    • $60,000
      0.20 Acres

      Residential Lot in Plattsburgh

      City lot near shopping, schools, and hospital with utilities.
      172 Broad St, Plattsburgh, NY 12901
      View Details
    • $485,000
      9,000 SF

      Plattsburgh Commercial Space - High Traffic Area

      Modern Office, Ample Storage, Great Location
      187 Margaret St, Plattsburgh, NY 12901
      View Details
    • $199,900
      2.77 Acres

      Commercial Land in Plattsburgh, NY

      2.77 acre commercial lot ready for development.
      Plaza Blvd, Plattsburgh, NY 12901
      View Details
    • $274,900
      Pending

      Plattsburgh Commercial/Industrial Land Parcel

      Large commercial/industrial parcel with rail siding and recent improvements.
      382 S Junction Rd, Plattsburgh, NY 12901
      View Details
    • $1,150,000
      10,508 SF

      Versatile Commercial Building with Warehouse

      Multi-business property with warehouse and redevelopment potential in Plattsburgh, NY.
      6114 Rte 22, Plattsburgh, NY 12901
      View Details

    Similar Nearby for Lease

    • $700 /Mo
      448 SF

      Plattsburgh Office Space For Lease

      Office space for lease, close to shopping and highway.
      91 Hammond Ln, Plattsburgh, NY 12901
      View Details
    • $1,674,881

      Dollar General NNN Investment Opportunity

      NNN Dollar General with over 8 years remaining on primary term.
      4989 S Catherine St, Plattsburgh, NY 12901
      View Details
    • $25 SF/Yr

      Former Restaurant Space on Route 3

      Former Friendly’s restaurant space for lease on Route 3.
      81 Centre Dr, Plattsburgh, NY 12901
      View Details
    • $25 SF/Yr
      4,722 SF

      Plattsburgh Retail Space For Lease

      Prime Plattsburgh location, 4,722 sq ft.
      81 Centre Dr, Plattsburgh, NY 12901
      View Details
    • Contact for pricing

      Commercial Land Near SUNY Plattsburgh

      Commercial land for rent near SUNY Plattsburgh.
      356 Cornelia St, Plattsburgh, NY 12901
      View Details
    • Contact for pricing
      550,000 SF

      Imperial Industrial Park: Plattsburgh, NY

      550,000 SF Industrial Space Available
      32 Power Dam Way, Plattsburgh, NY 12901
      View Details

    Property Visit Statistics

    • Visits by month
      14.1k
    • Visitors by month
      9.4k
    • Avg Time on site
      14 min
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    2 Cogan Ave
    Plattsburgh, NY 12901-2566
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!