State Route 3
Black River, NY 13612

Prime Commercial Development Opportunity

9.65± Acres | State Route 3 & Main Street | Black River, New York

Positioned at one of the primary gateways to Fort Drum, this 9.65± acre commercial development opportunity offers exceptional visibility, accessibility, and long-term investment potential in one of Northern New York's strongest commercial markets. Located at the highly visible corner of State Route 3 and Main Street, the property serves as a key commercial corridor connecting Watertown, Black River, and Fort Drum.

The offering consists of three contiguous parcels totaling 9.65± acres:

 **Tax Parcel:** 14.00-3-38
 **Tax Parcel:** 14.00-3-45
**Tax Parcel:** 14.88-3-39

All three parcels are zoned B-1 Business, permitting a broad range of commercial development opportunities including retail, hospitality, restaurants, medical offices, professional services, automotive services, mixed-use development, and neighborhood commercial uses.

Boasting approximately 615 feet of frontage along State Route 3 and 723 feet of frontage on Main Street, the property provides more than 1,338 linear feet of combined road frontage, offering exceptional visibility, multiple access points, and tremendous flexibility for commercial site design.

The location benefits from approximately 5,700 to 6,200 vehicles per day (2026 NYSDOT AADT) traveling the surrounding State Route 3 corridor, providing consistent exposure to local residents, regional commuters, and the steady flow of military personnel and visitors traveling to and from Fort Drum.

As commercial growth continues throughout the Fort Drum and Watertown markets, opportunities for large, commercially zoned sites with this level of visibility and highway frontage have become increasingly limited. Whether developed as a neighborhood retail center, hotel, restaurant, medical campus, convenience retail destination, or mixed-use commercial project, this property offers the scale and location to serve one of Northern New York's most stable and resilient economic markets.

Property Highlights

 **9.65± Acres**
* Three contiguous commercial parcels
* **Tax Parcels:** 14.00-3-38, 14.00-3-45 & 14.88-3-39
* **B-1 Business Zoning**
* Prime corner location at State Route 3 & Main Street
* **615± feet of frontage on State Route 3**
* **723± feet of frontage on Main Street**
* **1,338± total linear feet of road frontage**
* **5,700–6,200 vehicles per day (2026 NYSDOT AADT)**
* Public water, sewer, electric, and natural gas available 
* Minutes from Fort Drum
* Less than 10 minutes to downtown Watertown
* Ideal for retail, hospitality, restaurant, medical, office, service commercial, mixed-use, or investment development

Strategic Location Serving Fort Drum and the Greater Watertown Area

Fort Drum is home to the U.S. Army's 10th Mountain Division (Light Infantry), one of the nation's most active and rapidly deployable combat divisions. The installation supports more than 15,000 active-duty soldiers, thousands of civilian employees and contractors, and a substantial military family population, creating sustained demand for retail, lodging, dining, healthcare, and commercial services. Positioned along one of the primary routes into Fort Drum, this property offers developers and investors a rare opportunity to establish a highly visible commercial presence in the heart of the North Country's strongest economic corridor.