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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    962 Us Hwy 11th, Unit 966 Gouverneur, NY 13642-4514

    • Turn key restaurants
    • 4,812 SF
    • 3.40 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-1759526
    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

    • Turn key restaurants

    Property Details for 962 Us Hwy 11th

    Year built
    1992
    Lot size
    3.40 lot acres
    Property size
    4,812 SF
    Zone code
    R
    Property type
    Turn key restaurants
    APN
    404089 173.062-1-7.1
    APU
    404089173062171

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Gouverneur
    County
    St. Lawrence
    State
    New York
    Longitude
    -75.4967
    Latitude
    44.3119
    CBSA code
    36300
    CBSA name
    OGDENSBURG-MASSENA, 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
    $11,300
    $168,900
    $180,200
    -
    $13,951
    $208,518
    $222,469

    Comparable in this City

    • Value Estimation by Request
      4,060 SF

      413 Main St

      RESTAURANT • 4,060 SF
      413 Main St, Gouverneur, NY 13642-1513
      View Details
    • Value Estimation by Request
      2,587 SF

      1180-A Ush 11

      RESTAURANT • 2,587 SF
      1180-A Ush 11, Gouverneur, NY 13642
      View Details
    • Value Estimation by Request
      1,333 SF

      B Ranger School Rd

      RESTAURANT • 1,333 SF
      B Ranger School Rd, Gouverneur, NY 13642
      View Details
    • Value Estimation by Request
      648 SF

      1067 Us Hwy 11

      DRIVE-THRU RESTAURANT, FAST FOOD • 648 SF
      1067 Us Hwy 11, Gouverneur, NY 13642-3507
      View Details
    • Value Estimation by Request
      886 SF

      274 Main St

      DRIVE-THRU RESTAURANT, FAST FOOD • 886 SF
      274 Main St, Gouverneur, NY 13642-1333
      View Details
    • Value Estimation by Request
      2,112 SF

      148 Main St

      DRIVE-THRU RESTAURANT, FAST FOOD • 2,112 SF
      148 Main St, Gouverneur, NY 13642-1409
      View Details

    Similar Nearby for Sale

    • $649,900

      Turnkey Restaurant with Outdoor Deck

      Well-maintained restaurant with full bar, dance floor, and deck.
      1180 Ush, Gouverneur, NY 13642
      View Details
    • $49,900
      1,700 SF

      Gouverneur Two-Unit Corner Building

      Two-unit building in Gouverneur with commercial and residential potential.
      311 W Main St, Gouverneur, NY 13642
      View Details
    • $510,000
      6,200 SF

      Gouverneur Retail Investment

      7.8% Cap Rate, 6,200 SF, NNN Lease
      22 Clinton St, Gouverneur, NY 13642
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    • $510,000
      6,200 SF

      Retail Property in Dense Corridor

      NN leased retail property with strong corporate guarantee.
      22 Clinton St, Gouverneur, NY 13642
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    • $299,000
      8.42 Acres

      Gouverneur Turn-Key Auto Shop Building

      Turn-key building with truck bays and office space.
      1369 Us Highway 11, Gouverneur, NY 13642
      View Details
    • $475,000
      100.00 Acres

      Secluded Waterfront Cabin on 100 Acres

      One-bedroom cabin with 100 acres of pristine land.
      1533 Stone Rd, Gouverneur, NY 13642
      View Details
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    Gouverneur, NY 13642-4514
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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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