Sign Up Successful!
You now have access to more from Realmo!
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

    312 Arsenal St Watertown, NY 13601-6988

    • Investment properties
    • 11,194 SF
    • 0.76 lot acres
    OFF-MARKET
    Last Sale
    Jan 14, 2022
    $615,000
    Value Estimations
    $645,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3676918
    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

    • ECLIPSE HOOKAH LOUNGE / Restaurant

    Property Details for 312 Arsenal St

    Year built
    1970
    Lot size
    0.76 lot acres
    Property size
    11,194 SF
    Zone code
    UMU
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    221800 7-05-101.100
    APU
    221800705101100

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $430,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $875,000
      Market price range: $386k - $1.09M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $730,000
      Current use
      RESTAURANT
      $945,000
      Change: +29% Conversion: Difficult
      OFFICE BUILDING
      $745,000
      Change: +2% Conversion: Easy

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

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Jefferson
    State
    New York
    Longitude
    -75.9173
    Latitude
    43.9768
    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
    $82,800
    $527,300
    $610,100
    -
    $99,764
    $635,336
    $735,100

    Comparable in this City

    • Value Estimation by Request
      1,380 SF

      704 Bradley St

      STORE/OFFICE (MIXED USE) • 1,380 SF
      704 Bradley St, Watertown, NY 13601-1206
      View Details
    • Value Estimation by Request
      1,600 SF

      642 Coffeen St

      STORE/OFFICE (MIXED USE) • 1,600 SF
      642 Coffeen St, Watertown, NY 13601-2413
      View Details
    • Value Estimation
      $1,560,000
      14,409 SF

      929 Arsenal St

      STORE/OFFICE (MIXED USE) • 14,409 SF
      929 Arsenal St, Watertown, NY 13601-2305
      View Details
    • Value Estimation by Request
      752 SF

      949 Main St

      STORE/OFFICE (MIXED USE) • 752 SF
      949 Main St, Watertown, NY 13601-1153
      View Details
    • Value Estimation
      $1,395,000
      11,340 SF

      301 Arsenal St

      STORE/OFFICE (MIXED USE) • 11,340 SF
      301 Arsenal St, Watertown, NY 13601
      View Details
    • Value Estimation
      $1,045,000
      16,637 SF

      1068 Arsenal St

      STORE/OFFICE (MIXED USE) • 16,637 SF
      1068 Arsenal St, Watertown, NY 13601-2210
      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
    • $975,000
      2.87 Acres

      Watertown Commercial Land - $975K

      Prime 2.87-acre commercial lot.
      21291 Ny-12F, 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
    • $259,900

      Restaurant Opportunity Near Fort Drum

      Commercial restaurant/retail property outside city limits, prime entrepreneurial location.
      22265 Us Route 11, Pamelia, NY 13601
      View Details
    • $149,900

      Watertown Investment Property For Sale

      Well-maintained 2-unit property in prime Watertown location.
      356 N Colorado Ave, Watertown, NY 13601
      View Details
    • $189,900

      Turnkey Duplex Near Thompson Park

      Upgraded duplex near downtown Watertown, suitable for various uses.
      345 Arlington St, Watertown, NY 13601
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Commercial Land Ready For Development

      Land available for lease or sale near I-81.
      VL3 Commerce Park Dr, Watertown, NY 13601
      View Details
    • Contact for pricing
      11,800 SF

      Arsenal Street Development Parcel

      Prime development parcel in Central Business District.
      217 Arsenal St, Watertown, NY 13601
      View Details
    • $4 SF/Yr
      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
    • $1,000 /Mo

      Office Space with Private Offices

      Versatile office unit with 34 private offices available for rent.
      22117 Fabco Dr, Watertown, NY 13601
      View Details
    • $6 SF/Yr
      20,000 SF

      Watertown Industrial Space For Lease

      20,000+ sq ft warehouse with loading dock and fenced lot.
      476 Poplar St, 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.
      21890 Towne Center Dr, Watertown, NY 13601
      View Details
    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.
    312 Arsenal St
    Watertown, NY 13601-6988
    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.