Coffee Shop with
For Sale
$599,000
Pending
132 & 134 Market St, Potsdam, NY 13676
COMMERCIAL, Commercial, Potsdam, NY
Property Size1,344 SF
Lot Size1.80 Acres
Days on Market314
Property Features for 132 & 134 Market St
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Rooms
Bathroom 1
Parking features
Driveway
Interior features
Open floor plan
Exterior features
Outdoor lights
Elementary school district
Potsdam Central School District
Middle school district
Potsdam Central School District
High school district
Potsdam Central School District
Directions
Formerly Dunkin Donuts. From McDonald's go towards the village and the building in just before Stewarts on the left.
Subdivision
ST LAWRENCE
Standard status
Pending
APN
64.050-6-1
Size
1,344 SF
Lot size
1.80 Acres
Taxes and HOA fees
Tax Annual Amount
22015
Utilities
Utilities
Cable Available
Water source
Public
Amenities
radiant in-floor heat
3-phase power
cold storage area
walk-in cooler
walk-in freezer
Building Details
Year built
2005
Building materials
Vinyl siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Fiacco Realty, LLC
(315) 854-7529
Listed By:
Amanda Fiacco · License #10491212047
(315) 261-9809
Added: Oct 30, 2025
Changed: Sep 6
Last Checked: Sep 8 at 2:06PM
MLS# 52104
Copyright © 2026 St. Lawrence Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This coffee-shop property includes a 1,344-square-foot building completed in 2005, with an open floor plan, bathroom, radiant in-floor heat, 3-phase power, cold storage, walk-in cooler, and walk-in freezer. Outdoor seating, outdoor lighting, a driveway, vinyl siding, shingle roofing, public water, and cable availability are also included. The building previously housed a Dunkin' Donuts location and has an established drive-through configuration.
The property is located at 132 & 134 Market Street in Potsdam, NY, and encompasses 1.8 acres. An additional 1.1-acre L-shaped vacant lot sits behind the building, providing separate land area alongside the improved coffee-shop site. The property also includes a parking lot and public water service.
The property is located at 132 & 134 Market Street in Potsdam, NY, and encompasses 1.8 acres. An additional 1.1-acre L-shaped vacant lot sits behind the building, providing separate land area alongside the improved coffee-shop site. The property also includes a parking lot and public water service.
Key Highlights
- 1,344‑square‑foot coffee‑shop building completed in 2005
- Existing drive‑through configuration with parking lot
- 1.8‑acre property at 132 & 134 Market Street
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,858
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.48%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$417,160
$417.2K
Cap Rate 7%
$297,971
$298.0K
Cap Rate 9%
$231,756
$231.8K
Market Conditions
NOI Build-Up for 1,344 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.0K $21.60/SF
− Vacancy
−$1.2K −$0.91/SF
EGI
$27.8K $20.69/SF
− OpEx
−$7.0K −$5.17/SF
NOI
$20.9K $15.52/SF
Area
St. Lawrence County, NY
Vacancy
4.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$417,160
Cap Rate 7%
$297,971
Cap Rate 9%
$231,756
Alternative Uses
Best Use
Specialty Retail
$298.0K
$260.7K – $347.6K
NOI $20,858 @ 7.0% cap · market cap 3.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$333.4K
$291.8K – $389.0K
NOI $23,340 @ 7.0% cap · market cap 3.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
168k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 49%
Shops & Services 17%
Groceries 17%
Superstores 13%
McDonald's
Dining
25,265 visits/mo
0.3 miles
Big Lots
Superstores
22,214 visits/mo
0.5 miles
Price Chopper Supermarkets
Groceries
19,134 visits/mo
0.5 miles
Taco Bell
Dining
13,827 visits/mo
0.2 miles
Arby's
Dining
11,370 visits/mo
0.3 miles
Demographics for 13676, NY
13,211
Population
5,955
Households
2.2
Avg Household Size
32
Median Age
40%
College-Educated
94%
High-School Grad
159.7 sq mi
ZIP Area
83
Density / Sq Mi
$56,900
Median Household Income
$28,147
Median Earnings
$868
Median Rent
$148,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- 3TK Potsdam — 4 Main St, Potsdam, NY 13676
- Old Market Coffee — 1/2, Main St, Potsdam, NY 13676
- Park Bros. Bagels & Coffee — 9 Market St, Potsdam, NY 13676
- Park Bros. — 9 market st, potsdam, ny 13676
Frequently Asked Questions
What type of property is this?
Coffee shop - Existing coffee-shop building with outdoor seating, dedicated drive-through, and supporting food-service improvements.
Where is this coffee shop located?
The property is located at 132 & 134 Market St Potsdam, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 1,344‑square‑foot coffee‑shop building completed in 2005; Existing drive‑through configuration with parking lot; 1.8‑acre property at 132 & 134 Market Street
