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    Property profile & analytics

    8650 Leray St Evans Mills, NY 13637-3375

    • Office buildings
    • 7,063 SF
    • 12.40 lot acres
    OFF-MARKET
    Value Estimations
    $800,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-1756751
    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

    • Le Ray Town Assessor / City Tax Office
    • Town Clerk / Local Government Office
    • Court Offices / City Courthouse

    Property Details for 8650 Leray St

    Year built
    2000
    Lot size
    12.40 lot acres
    Property size
    7,063 SF
    Zone code
    GB
    Property type
    Office buildings
    APN
    224003 55.80-1-11.1
    APU
    22400355801111

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $751,000
      Market price range: $196k - $751k
      AI Estimate
      $613,000
      Market price range: $190k - $613k

    • Alternative Use

      Use
      Estimation
      RESTAURANT
      $595,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Evans Mills
    County
    Jefferson
    State
    New York
    Longitude
    -75.8012
    Latitude
    44.0837
    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
    $439,400
    $778,900
    $1,218,300
    -
    $467,447
    $828,617
    $1,296,064

    Comparable in this City

    • Value Estimation by Request
      2,560 SF

      24958 County Rte 16

      OFFICE BUILDING • 2,560 SF
      24958 County Rte 16, Evans Mills, NY 13637
      View Details
    • Value Estimation by Request
      3,144 SF

      26302 Us Rte 11

      OFFICE BUILDING • 3,144 SF
      26302 Us Rte 11, Evans Mills, NY 13637-3380
      View Details
    • Value Estimation by Request
      4,158 SF

      8706 Noble St

      OFFICE BUILDING • 4,158 SF
      8706 Noble St, Evans Mills, NY 13637
      View Details
    • Value Estimation
      $2,780,000
      25,000 SF

      26908 Independence Way

      MEDICAL CLINIC • 25,000 SF
      26908 Independence Way, Evans Mills, NY 13637-3300
      View Details
    • Value Estimation
      $1,370,000
      12,777 SF

      24180 County Rte 16

      MEDICAL CLINIC • 12,777 SF
      24180 County Rte 16, Evans Mills, NY 13637-3127
      View Details
    • Value Estimation by Request
      1.50 Acres

      25369 Us-11

      Mixed-use properties • 1.50 Acres
      25369 Us-11, Evans Mills, NY 13637
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Development Parcel on US Route

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      26160 Us Route 11, Evans Mills, NY 13637
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    • $36,000
      3.19 Acres

      Corner Lot Ready to Build

      Level 3.19-acre corner lot near Ft. Drum and Watertown.
      Elm Ridge Rd, Evans Mills, NY 13637
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    • Contact for pricing
      0.82 Acres

      Cleared Land Near Watertown Amenities

      Cleared land ready for construction with utilities available and no restrictions.
      00 Lot #3 Plz Dr, Evans Mills, NY 13637
      View Details
    • $31,500
      1.23 Acres

      Land Ready for Construction

      Cleared land near Watertown, ready for construction with utilities available.
      00 Lot #4 Plz Dr, Evans Mills, NY 13637
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    • $58,000

      Commercial Land in Pamelia

      9.47 acres with visibility and access to major roadways.
      Investors Dr, Evans Mills, NY 13637
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    • $34,500
      1.51 Acres

      Land Ready For Construction

      Cleared land near Watertown, utilities available, ready for construction.
      00 Lot #5 Plz Dr, Evans Mills, NY 13637
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    Similar Nearby for Lease

    • Contact for pricing
      3,447 SF

      Medical/Office Suites For Rent

      Professional medical/office suites available in modern building.
      26908 Independence Way, Evans Mills, NY 13637
      View Details
    • Contact for pricing

      Prime Development Land for Lease

      4-acre commercial land for lease on Route 11.
      Us Route 11, Evans Mills, NY 13637
      View Details
    • Contact for pricing

      Prime LeRay Development Land

      1.5-acre commercial site, high traffic.
      25369 Us-11, Evans Mills, NY 13637
      View Details
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    8650 Leray St
    Evans Mills, NY 13637-3375
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    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
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