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Property profile

415 Sherman St Watertown, NY 13601

OFF-MARKET
Investment properties
Property ID
US63-2281435
2,597 SF 0.15 ac lot Built 1970
Last sale Sep 2022 · $137,500
Entity Owned Owner of record is a legal entity (LLC / corporation). 4-yr Hold Held for 4 years. Free & Clear No active or open recorded mortgage detected.
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Ownership intelligence

Who controls the opportunity?

Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. Included with a plan.

Owner contacts

Can we reach the decision maker?

Skip-traced phones and e-mails of the owner. Included with a plan.

Debts

What is owed, to whom, and when it comes due

Recorded lenders, amounts and estimated maturities of the owner's loan book — included with a plan.

Property tax

What does the county charge?
Assessed value · 2023$173k
Assessed land$24k
Assessed improvement$149k

Value estimate

· Oct 2026
$90k
$81k – $99k
AI approach$90k

Realmo valuation models over county records and 4 qualifying comparable sales.

Recently sold

What actually traded nearby?
$65/SF
ZIP average, outlier-cleaned · 66 recorded sales of this use type
Observed band · Q1–Q3$34 – $97
Qualifying comparables4

Cap rate analysis

How does the asset earn?

No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.

Zoning insight

What can be built here?
R
Residential (R). Residential neighborhoods where the primary uses are single-unit and two-unit homes. Lot sizes vary from small to large ...
General categoryRESIDENTIAL
JurisdictionJEFFERSON

Location intelligence

Which uses thrive at this corner?
Best fit: Carpet & Flooring Store
Demand index
Carpet & Flooring Store9.3
Storage Facility9.3
HVAC Service9.1

Location

415 Sherman St Watertown, NY 13601-3920
County assessor Recorded deeds · 2 transfers 4 qualifying comp sales Zoning catalog

Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.

Comparables

6 recorded sales · 11 properties nearby
Recent sales nearby
6 recorded sales in this ZIP, last 8 years
Address Sale price Sold Size
159 Mullin, Watertown, NY 13601-3615 $280,000 May 2025 3,459 SF
700 Ml, Watertown, NY 13601-1523 $125,000 May 2025 2,484 SF
1279 Coffeen, Watertown, NY 13601-1821 $1,225,000 Mar 2025 3,005 SF
114 Massey, Watertown, NY 13601-2402 $31,500 Jul 2024 2,610 SF
1035 Arsenal, Watertown, NY 13601-2224 $575,000 Jan 2024 3,305 SF
1622 State, Watertown, NY 13601-3520 $125,900 Oct 2023 1,914 SF
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
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