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

    320 State St Watertown, NY 13601-3171

    • Investment properties
    • 37,047 SF
    • 1.24 lot acres
    OFF-MARKET
    Value Estimations
    $970,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0338882
    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

    • Sword in Stone Tattoo / Tattoo & Piercing Shop
    • Starch / Bakery / Specialty Food Shop

    Property Details for 320 State St

    Year built
    1900
    Lot size
    1.24 lot acres
    Property size
    37,047 SF
    Zone code
    DC
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    221800 12-02-120.000
    APU
    2218001202120000

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,277,000
      Market price range: $1.28M - $3.59M
      AI Estimate
      $1,116,000
      Market price range: $1.12M - $4.08M

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

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Jefferson
    State
    New York
    Longitude
    -75.9061
    Latitude
    43.9731
    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
    $78,000
    $373,800
    $451,800
    -
    $93,969
    $450,331
    $544,300

    Comparable in this City

    • Value Estimation
      $650,000
      24,642 SF

      259 J B Wise Pl

      OFFICE/RESIDENTIAL (MIXED USE) • 24,642 SF
      259 J B Wise Pl, Watertown, NY 13601-4631
      View Details
    • Value Estimation by Request
      2,640 SF

      12 Public Sq

      OFFICE/RESIDENTIAL (MIXED USE) • 2,640 SF
      12 Public Sq, Watertown, NY 13601-2630
      View Details
    • Value Estimation by Request
      1,276 SF

      1743 State St

      OFFICE/RESIDENTIAL (MIXED USE) • 1,276 SF
      1743 State St, Watertown, NY 13601-3101
      View Details
    • Value Estimation by Request
      11,445 SF

      306 Factory St

      OFFICE/RESIDENTIAL (MIXED USE) • 11,445 SF
      306 Factory St, Watertown, NY 13601-2771
      View Details
    • Value Estimation by Request
      2,652 SF

      118 Ct St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,652 SF
      118 Ct St, Watertown, NY 13601-2509
      View Details
    • Value Estimation by Request
      18,000 SF

      567 Fairbanks St

      OFFICE/RESIDENTIAL (MIXED USE) • 18,000 SF
      567 Fairbanks St, Watertown, NY 13601
      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
    • Contact for pricing
      9,600 SF

      9,600 SF Flex/Industrial Building

      9,600 SF metal shell building available for sale.
      633 Mill St, Watertown, NY 13601
      View Details
    • $314,999

      Pamelia Four-Unit Income Property

      Turnkey four-unit property in Pamelia, 100% occupied and income-producing.
      22377 Wayside Dr, Watertown, NY 13601
      View Details
    • $139,000

      Spacious Two-Unit Investment Property

      Two-unit property with separate meters and ample parking.
      912 Superior St, Watertown, NY 13601
      View Details

    Similar Nearby for Lease

    • $35 SF/Yr
      5,071 SF

      Watertown Retail Pad Site For Lease

      Prime Watertown location, 5,071 sq ft freestanding retail building.
      21890 Towne Center Dr, Watertown, NY 13601
      View Details
    • Contact for pricing
      135,395 SF

      Seaway Shopping Center: Watertown, NY

      Watertown Retail/Warehouse Space Available
      22088 Us-11, Watertown, NY 13601
      View Details
    • $4 SF/Yr
      16,283 SF

      Industrial/Flex Space For Lease

      Industrial and flex spaces available with immediate highway access.
      22419 Fisher Rd, 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
      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.
      20991 State Route 3, 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.
    320 State St
    Watertown, NY 13601-3171
    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.