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Property profile & analytics
OFF-MARKET
Retail space
710 Arsenal St Watertown, NY 13601-2302
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-5433224
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2018
Total area
348 SF
Lot
0.13 ac (5,700 SF)
Zoning code
C
APN
221800 8-01-219.001
UPID
US63-5433224
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
-
Laurel Blackmore Skin Care Clinic
-
Italian Cosmetic and Beauty Medical Clinic Skin Care Clinic
-
Marcy Spa and Laser Spa & Massage Center Alternative Medicine Practice
-
Laser With Kaitlyn Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Marcy Spa & Salon INC · 2 yrs held
Marcy Spa & Salon INC
since 2024
Last sale
$225,000
2 recorded transactions
Zoning & alternative use
C · Watertown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$40,900
Assessed 2023
Previous assessed
$40,900
+0.0% YoY
Assessed land
$35,000
Assessed improvement
$5,900
Land market value
$42,188
Improvement market value
$7,112
Total market value
$49,300
Applied tax rate
221,800.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2018
Stories
1
Total area
348 SF
Lot
0.13 ac (5,700 SF)
Zoning code
C
APN
221800 8-01-219.001
UPID
US63-5433224
Jurisdiction
JEFFERSON
Zoning & alternative use
C · Watertown, NY
Zoning C · permitted uses
C · Watertown, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2018
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Marcy Spa & Salon INC
Entity
Mailing address
710 ARSENAL ST, WATERTOWN, NY 13601-2302
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2024
$225,000
Marcy Spa & Salon INC
Puccia Olive Oil Co LLC
Warranty Deed
$33,750 · Watertown Local Dev C
Jan 10, 2023
$175,000
Puccia Olive Oil LLC
Aaron A Netto
Warranty 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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