Updated Duplex with Covered
For Sale
$225,000
2047 River Rd., Potsdam, NY 13676
MULTIFAMILY, Potsdam, NY
Property Size2,739 SF
Price / SF$82.15
Days on Market67
Property Features for 2047 River Rd.
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 6, Bathroom 1, Bedroom 5
Parking features
Garage
Patio and Porch features
Porch
Exterior features
Covered porch
Lot features
Public Road, Trees
Directions
in Hannawa turn onto Church St. from Rt. 56. Take the left curve and then the right, and #2047 will be on your left just ahead.
Subdivision
ST LAWRENCE
Standard status
Active
APN
91.001-5-29
Size
2,739 SF
Utilities
Water source
Well
Building Details
Year built
1850
Floors in Building
2
Number of units
2
Building materials
Frame exterior, Wood siding
Roof type
Metal
Listing Agency:
Nikki Coates & Associates LLC
Listed By:
Nikki Coates · License #10491202119
(315) 265-4303
Added: Jul 8
Changed: Sep 4
Last Checked: Sep 12 at 12:06AM
MLS# 53042
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 duplex contains 2,739 square feet across two residential units. The first apartment includes 2 bedrooms, a large bathroom, and laundry, while the second provides 4 bedrooms and 2 full bathrooms. Both units feature roomy kitchens and living rooms, with separate porches supporting distinct outdoor access. Updates have been made to the kitchens, mechanical systems, and roof. The frame building has wood siding, a metal roof, a covered porch, a garage, and a well water source. Built in 1850, the property also includes a deep lot and plentiful parking.
The duplex is located in Hannawa Falls within the Potsdam school district. Postwood Park and the beach are nearby. The property is situated at 2047 River Rd. in Potsdam, New York.
The duplex is located in Hannawa Falls within the Potsdam school district. Postwood Park and the beach are nearby. The property is situated at 2047 River Rd. in Potsdam, New York.
Key Highlights
- 2,739‑square‑foot duplex with 2 residential units
- Unit mix includes 2 bedrooms and 4 bedrooms
- Updates completed to kitchens, mechanical systems, and roof
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
$13,996
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
6.22%
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%
$279,920
$279.9K
Cap Rate 7%
$199,943
$199.9K
Cap Rate 9%
$155,511
$155.5K
Market Conditions
NOI Build-Up for 2,739 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
$25.3K $9.24/SF
− Vacancy
−$5.3K −$1.94/SF
EGI
$20.0K $7.30/SF
− OpEx
−$6.0K −$2.19/SF
NOI
$14.0K $5.11/SF
Area
St. Lawrence County, NY
Vacancy
21.00%
Lease Rate
$9.24 /SF/Yr
Expense Ratio
30.00%
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%
$279,920
Cap Rate 7%
$199,943
Cap Rate 9%
$155,511
Alternative Uses
Best Use
Multifamily LT 5
$199.9K
$175.0K – $233.3K
NOI $13,996 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$183.1K
$160.2K – $213.6K
NOI $12,815 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$679.5K
$594.6K – $792.8K
NOI $47,567 @ 7.0% cap · market cap 21.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer separate living spaces, porches, garage parking, and a deep lot in the Potsdam school district.
Where is this duplex located?
The property is located at 2047 River Rd. Potsdam, NY.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 2,739‑square‑foot duplex with 2 residential units; Unit mix includes 2 bedrooms and 4 bedrooms; Updates completed to kitchens, mechanical systems, and roof
