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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Community centers
32 Clinton St, Gouverneur, NY 13642-1013
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-3967736
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1970
Total area
12,420 SF
Lot
0.38 ac (16,553 SF)
Zoning code
R1
APN
404001 173.024-8-2
UPID
US63-3967736
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
Current use
Occupant on record · Public records
-
Aubuchon Hardware Building Supply Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$785k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$785k
Owner & transaction history
Citi Capstone LLC · 4 yrs held
Citi Capstone LLC
since 2021
Last sale
$777,000
1 recorded transaction
Zoning & alternative use
R1 · Gouverneur, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+341.9%
Commercial (general)
$1.2M
+338.6%
Auto repair, garage
$1.0M
+275.2%
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 Gouverneur submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gouverneur 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
$800,000
ML approach
$785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,220,000
Change: +342% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,215,000
Change: +339% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,040,000
Change: +275% · Conversion: Difficult
OFFICE BUILDING
$1,015,000
Change: +267% · Conversion: Moderate
MEDICAL BUILDING
$1,000,000
Change: +261% · Conversion: Difficult
WAREHOUSE, STORAGE
$755,000
Change: +172% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $777k (Dec 1 2021)
Last sale anchor
$777k
Dec 1 2021
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
$63 / 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
$215,500
Assessed 2023
Previous assessed
$215,500
+0.0% YoY
Assessed land
$9,300
Assessed improvement
$206,200
Land market value
$11,481
Improvement market value
$254,568
Total market value
$266,049
Applied tax rate
404,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1970
Heating
NONE
Buildings
1
Stories
1
Total area
12,420 SF
Lot
0.38 ac (16,553 SF)
Zoning code
R1
APN
404001 173.024-8-2
UPID
US63-3967736
Jurisdiction
ST LAWRENCE
Zoning & alternative use
R1 · Gouverneur, NY
Zoning R1 · permitted uses
R1 · Gouverneur, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gouverneur. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$755,000
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1970
Heating
NONE
Stories
1
Buildings
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Citi Capstone LLC
Entity
Free & Clear · 4 yrs held
Mailing address
11011 68TH RD, FOREST HILLS, NY 11375-2958
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2021
$777,000
Citi Capstone LLC
Aubuchon Realty Company INC
Deed
—
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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