Updated Two-Unit
2047 River Rd. Potsdam, NY 13676
For Sale
$225,000
MULTI_FAMILY - Potsdam, NY
Property Size2,739 SF
Price / SF$82.15
Days on Market19
Property Features for 2047 River Rd.
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 6
- Bathrooms
- 3
- Rooms
- Bedroom 4, Bathroom 3, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 5, Bedroom 2, Bedroom 6
- Parking features
- Garage
- Patio and Porch features
- Porch
- Exterior features
- Covered porch
- 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
(315) 265-4303
Listed By:
Nikki Coates · License #10491202119
(315) 265-4303
Added: Jul 8
Last Checked: Jul 26 at 8:06AM
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 two-unit duplex offers updated living spaces with roomy kitchens and living rooms in both apartments. One unit includes two bedrooms and a large bath with laundry. The second unit features four bedrooms and two full baths. Each unit has its own separate porch, and the property includes plentiful parking and a deep lot. Recent improvements referenced in the remarks include updated kitchens, mechanical systems, and a roof.
The property is located at 2047 River Rd. in Potsdam, NY, within the Potsdam school district. The remarks also note proximity to Postwood Park and the beach.
The layout supports a range of residential income and owner-occupant options, with a smaller and a larger unit configuration under one roof. For buyers evaluating the property for future improvements, the remarks indicate consideration of restoration work. Please note the listing states there is a waiting period for a new assessment following subdivision.
The property is located at 2047 River Rd. in Potsdam, NY, within the Potsdam school district. The remarks also note proximity to Postwood Park and the beach.
The layout supports a range of residential income and owner-occupant options, with a smaller and a larger unit configuration under one roof. For buyers evaluating the property for future improvements, the remarks indicate consideration of restoration work. Please note the listing states there is a waiting period for a new assessment following subdivision.
Key Highlights
- 2‑family home built in 1850 with frame exterior and wood siding
- Metal roof plus updates noted to kitchens, mechanical systems, and roof
- Well water source and separate porches for both units
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $25.3k | $9.24 |
| − Vacancy | −$5.3k | −$1.94 |
| EGI | $20.0k | $7.30 |
| − OpEx | −$6.0k | −$2.19 |
| NOI | $14.0k | $5.11 |
2,739 SF · lease $9.24/SF/yr · vacancy 21.00% · expense 30.00%
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 local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Two updated apartments with separate porches and plentiful parking on a deep lot in Potsdam’s 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‑family home built in 1850 with frame exterior and wood siding; Metal roof plus updates noted to kitchens, mechanical systems, and roof; Well water source and separate porches for both units
