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    32 Elm St Potsdam, NY 13676

    Sponsored
    For Sale
    $249,000

    MULTI-FAMILY - Potsdam, NY

    Type:Multi Family
    Property size:
    2,864 SF
    Days on Market:
    3
    Last Refresh:
    Feb 21 at 9:06 pm

    Property Features for 32 Elm St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Multi Family
    Standard status
    Active
    Security features
    Fire Sprinkler System
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Bedrooms
    7
    Bathrooms
    3
    APN
    64.059-12-14
    Parking features
    Driveway, Paved or Surfaced
    Patio and Porch features
    Porch
    Interior features
    9 Ft.+ Ceilings, Fire Sprinkler System, Open Floor Plan
    Exterior features
    Outdoor Lights, Porch
    Size
    2,864 SF

    Utilities

    Heating system
    Forced Air, Natural Gas

    Building Details

    Year built
    1900
    Floors in Building
    2
    Building materials
    Vinyl Siding, Wood Siding
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Lisa O'Brien
    Lisa O'Brien

    O'Brien Properties, LLC (315) 244-5746

    Listing agent Lisa O'Brien (315) 244-5746 License #10491212419

    Listing date Feb 19, 2026

    MLS# 52363 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Potsdam Mixed-Use Investment Opportunity

    Located in the heart of Potsdam, this mixed-use property at 32 Elm Street offers an opportunity with high visibility. The property features 217 feet of combined frontage along Elm Street/NY-11B, Lawrence Avenue/US-11, and Leroy Street. The well-maintained building provides 2,864 square feet of flexible space suitable for retail, office, or professional services. It includes a wrap-around paved drive and parking. A separate 1,000 square foot apartment generates additional income. The building showcases architectural elements such as original moldings and doors, high ceilings, expansive rooms, and double staircases. Currently utilized as a student rental, the layout includes open-concept double living rooms, a fully equipped kitchen, laundry room, and a half bath. The upstairs area features four to five bedrooms and a full bath. Recent upgrades include a high-efficiency natural gas furnace, updated electrical with added circuitry, updated windows, and a fire suppression system. The attached apartment, renovated in 1995, includes in-floor heating, new plumbing and electrical systems, a main floor with a full bath, and two bedrooms upstairs. The property offers potential for owner occupancy.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Potsdam town Portable ... Building Supply

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Potsdam
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.9820308
    Latitude
    44.6701485

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    FAQs

    What type of property is this?
    Mixed-use property - High-visibility mixed-use property with income-generating apartment in Potsdam, NY.
    Where is this mixed-use property located?
    The property is located at 32 Elm St Potsdam, NY.
    What is the asking price?
    The asking price for this property is $249,000.
    What are key features of this property?
    This property features: - High-traffic corner location with 217 feet of frontage on three streets offering maximum visibility.; - 2,864 sq ft of flexible commercial space suitable for retail, office, or professional services.; - Separate 1,000 sq ft apartment provides additional rental income.
    (315) 244-5746
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    32 Elm St Potsdam, NY 13676
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    We can help!
    Listing Contact
    Lisa O'Brien
    Lisa O'Brien
    Real Estate License ID: 10491212419
    (315) 244-5746
    Learn more
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