River-View Restaurant with Outdoor
For Sale
$450,000
29 Maple Street, Potsdam, NY 13676
COMMERCIAL, Commercial, Potsdam, NY
Property Size2,787 SF
Lot Size0.32 Acres
Price / SF$161.46
Days on Market176
Property Features for 29 Maple Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Com 1
Bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
20
Patio and Porch features
Deck
Interior features
Double door entry, Handicapped Bathrooms, Open floor plan
Exterior features
Deck
Accessibility
Accessible Approach with Ramp
Lot features
Adj to Riv/ Str/ Crk
Elementary school district
Potsdam Central School District
Middle school district
Potsdam Central School District
High school district
Potsdam Central School District
Directions
Coming from Market Street in Potsdam, take a left onto Maple street and you will see Thai Cuisine sign on the right after crossing the bridge.
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.066-2-18
Size
2,787 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Annual Amount
13781
Utilities
Water source
Public
Amenities
handicap accessible bathrooms
Building Details
Year built
1972
Floors in Building
1
Building materials
Brick exterior, Frame and brick exterior
Roof type
Composition
Architectural style
Other
Listing Agency:
King Realty NNY
(315) 355-7455
Listed By:
Taylor Harper · License #10371201989
(315) 212-6700
Added: Mar 17
Changed: Sep 7
Last Checked: Sep 8 at 11:06AM
MLS# 52437
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 2,787-square-foot restaurant property includes an open dining and bar area, built-in bar, carry-out area, two handicap-accessible bathrooms, and an outdoor deck overlooking the Raquette River. Interior improvements completed within the last five years include paint, flooring, booths, tables, and chairs. The property is situated on 0.32 acres and was built in 1972.
The operational commercial gas kitchen is configured for high-volume food service with four 4-burner gas ranges, a flat-top grill, dual deep fryer, refrigerated salad station, commercial hood and ventilation, a 7' x 12' walk-in cooler, three large chest freezers, and two industrial rice cookers. Public water serves the property, which is zoned Com 1.
Indoor seating accommodates approximately 64 guests, with 20+ additional seats on the deck. The sale includes the building and equipment and contents; the operating business is excluded.
The operational commercial gas kitchen is configured for high-volume food service with four 4-burner gas ranges, a flat-top grill, dual deep fryer, refrigerated salad station, commercial hood and ventilation, a 7' x 12' walk-in cooler, three large chest freezers, and two industrial rice cookers. Public water serves the property, which is zoned Com 1.
Indoor seating accommodates approximately 64 guests, with 20+ additional seats on the deck. The sale includes the building and equipment and contents; the operating business is excluded.
Key Highlights
- 2,787‑square‑foot restaurant building on 0.32 acres
- Approximately 9,000 vehicles pass daily
- Indoor seating for approximately 64 guests plus 20+ deck seats
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
$17,200
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
3.82%
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%
$344,000
$344.0K
Cap Rate 7%
$245,714
$245.7K
Cap Rate 9%
$191,111
$191.1K
Market Conditions
NOI Build-Up for 2,787 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
$26.4K $9.48/SF
− Vacancy
−$1.8K −$0.66/SF
EGI
$24.6K $8.82/SF
− OpEx
−$7.4K −$2.64/SF
NOI
$17.2K $6.17/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
Lease Rate
$9.48 /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%
$344,000
Cap Rate 7%
$245,714
Cap Rate 9%
$191,111
Alternative Uses
Best Use
Specialty Retail
$617.9K
$540.7K – $720.9K
NOI $43,253 @ 7.0% cap · market cap 9.61%
Second Best
Industrial
$245.7K
$215.0K – $286.7K
NOI $17,200 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$691.4K
$605.0K – $806.7K
NOI $48,400 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9,000 VPD
Traffic count
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
602
Businesses Nearby
50k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 48%
Shops & Services 36%
Groceries 11%
Home Improvements & Furnishings 5%
Sunoco
Shops & Services
15,506 visits/mo
0.0 miles
Five Guys
Dining
9,666 visits/mo
0.4 miles
Jreck Subs
Dining
6,376 visits/mo
0.3 miles
Pizza Hut
Dining
5,831 visits/mo
0.4 miles
Lavigne's IGA of Potsdam
Groceries
5,327 visits/mo
0.4 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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- RoBro — 10 Clarkson Ave, Potsdam, NY 13676
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Updated food-service property with a commercial kitchen, built-in bar, and indoor-outdoor dining areas.
Where is this conventional restaurant located?
The property is located at 29 Maple Street Potsdam, NY.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,787‑square‑foot restaurant building on 0.32 acres; Approximately 9,000 vehicles pass daily; Indoor seating for approximately 64 guests plus 20+ deck seats
