Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    301 Arsenal St Watertown, NY 13601
    Back to Search
    Property profile & analytics

    301 Arsenal St, Watertown, NY 13601

    View on Map
    • Investment properties
    • 11,340 SF
    • 1.02 lot acres
    For Sale
    $1,527,500
    View Listing →
    Retail Property with Extended Lease For Sale
    $1,527,500
    11,340 SF

    Retail Property with Extended Lease

    Retail property with a long-term lease in place.

    301 Arsenal St, Watertown, NY
    View Listing
    Property ID
    US63-3584137
    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
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • O'Reilly Auto Parts / Auto Parts Store

    Property Details for 301 Arsenal St

    Year built
    1998
    Lot size
    1.02 lot acres
    Zone code
    UMU
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    221800 10-03-121.000
    APU
    2218001003121000

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Apr 4, 2024 $1,396,000 Agree Stores LLC Wtol Arsenal LLC Warranty Deed —
    May 16, 2022 $1,622,250 Wtol Arsenal LLC Msci 2006 Hq10 Arsena LLC Deed —
    May 23, 2019 $1,000 Msci 2006-hq10 Arsenal Street Referee Of Jefferson County|909 Ave T LLC Trustees Deed · related —

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,395,000
      ML approach
      $1,395,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,099,000
      Market price range: $391k - $1.10M
      AI Estimate
      $1,248,000
      Market price range: $342k - $1.25M

    • Alternative Use

      Use
      Estimation
      RESTAURANT
      $955,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Jefferson
    State
    New York
    Longitude
    -75.9177
    Latitude
    43.9761
    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
    $181,000
    $2,053,000
    $2,234,000
    -
    $218,075
    $2,473,525
    $2,691,600

    Comparable in this City

    • Value Estimation by Request
      3,472 SF

      1130 Water St

      STORE/OFFICE (MIXED USE)
      1130 Water St, Watertown, NY 13601-2146
      View Details
    • Value Estimation by Request
      1,728 SF

      742 Main St

      STORE/OFFICE (MIXED USE)
      742 Main St, Watertown, NY 13601-1218
      View Details
    • 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

    Similar Nearby for Sale

    • $699,000
      4,688 SF

      Watertown Mixed-Use Commercial Property

      High-traffic location, investment opportunity.
      1179 Coffeen St, Watertown, NY 13601
      View Details
    • $375,000
      5,344 SF

      Historic Downtown Commercial Opportunity

      Prime commercial property in the heart of Watertown's Public Square.
      18-24 Public Sq, Watertown, NY 13601
      View Details
    • $160,000
      1,490 SF

      Versatile Mixed-Use Commercial Building

      Adaptable commercial building near Fort Drum with flexible layout.
      1450 Huntington St, Watertown, NY 13601
      View Details
    • $400,000
      3,116 SF

      Mixed-Use Property: Office and Residence

      Versatile mixed-use property with office space and residential apartment.
      1201 Washington St, Watertown, NY 13601
      View Details
    • $425,000
      7,488 SF

      Watertown 6-Unit Apartment Building

      Six-unit apartment building, prime Watertown location.
      254 Main St, Watertown, NY 13601
      View Details

    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
    • Contact for pricing

      Retail Space in Seaway Center

      Retail and office spaces available in Watertown shopping center.
      22088 Us-11, Watertown, NY 13601
      View Details
    • Contact for pricing
      30,700 SF

      Watertown Retail Space Available

      Large retail space on Watertown's Arsenal Street retail corridor.
      1125 Arsenal St, Watertown, NY 13601
      View Details
    • Contact for pricing

      Commercial Land Near Salmon Run

      Commercial land for rent near Watertown's premier shopping destination.
      21061 State Route 3, Watertown, NY 13601
      View Details
    • Contact for pricing

      Office Suite at Cedar Square Park

      Flexible office suites for lease in a park setting with signal-controlled entrance and abundant parking.
      1116 Arsenal St, Watertown, NY 13601
      View Details
    View Listing
    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.
    301 Arsenal St
    Watertown, NY 13601
    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

    Thank You for Inquiry
    301 Arsenal St, Watertown, NY, 13601
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!