Victorian Home with Income
32 Elm Street, Potsdam, NY 13676
MULTI-FAMILY, Old Style - Potsdam, NY
Type:Multi Family
Property size:
3,864 SFPrice / SF:
$64/SF- Added:
- Feb 19, 2026
- Days on Market:
- 86
- Last Refresh:
- May 16 at 7:06 pm
Property Features for 32 Elm Street
General Information
- Property type
- Residential
- Property subtype
- Multi Family
- Bedrooms
- 7
- Bathrooms
- 3
- Rooms
- Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Family Room, Kitchen
- Parking features
- Driveway, Paved or Surfaced
- Patio and Porch features
- Porch
- Interior features
- Sprinkler System
- Exterior features
- Covered Porch, Outdoor Lights, Porch
- Appliances
- Dryer, Refrigerator, Washer
- Standard status
- Active
- APN
- 64.059-12-14
- Size
- 3,864 SF
Taxes and HOA fees
- Tax Annual Amount
- 7569
Utilities
- Heating system
- Forced Air, Natural Gas, Radiant
Building Details
- Year built
- 1900
- Floors in Building
- 2
- Flooring type
- Carpet, Tile, Vinyl
- Building materials
- Vinyl Siding, Wood Siding
- Roof type
- Shingle
- Architectural style
- Other
Listing agent Lisa O'Brien License #10491212419 (315) 244-5746
Listing office O'Brien Properties, LLC 27 Wright Camp Road, Ogdensburg, NY (315) 244-5746
Listing date Feb 19, 2026
MLS# 52362
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.
HighLights
- Prime village location: Walkable to downtown shops, restaurants, movie theater, schools, universities, and hospital.
- Income‑generating potential: Includes a fully renovated, attached apartment (1,000 sq ft) with separate entrance.
- Spacious main house: 2,864 sq ft with 4‑5 bedrooms, 2 bathrooms, double living rooms, and high ceilings.
- Updated and well‑maintained: High‑efficiency natural gas furnace, upgraded electrical, updated windows, and fire suppression system.
- Unique architectural details: Original moldings and doors, double staircases, and generous rooms.
- Corner lot with wrap‑around paved drive: Boasting 217 combined feet of frontage.
Overview
This late 19th-century folk Victorian home, located in the heart of the village, combines original character with classic charm. The property offers 2,864 square feet in the main house and an additional 1,000 square feet in a separate, fully renovated attached apartment. Situated on a corner lot with a wrap-around paved drive, the property boasts 217 combined feet of frontage along Elm Street, Lawrence Avenue, and Leroy Street. It is conveniently located within walking distance of downtown shops, restaurants, a movie theater, schools, universities, and the hospital. The bright and spacious main house features four to five bedrooms and two bathrooms, with original moldings and doors, double staircases, high ceilings, and generous rooms. The main level includes a fully equipped kitchen, double living rooms, a laundry room, and a half bath. The second floor offers four to five bedrooms and a full bath. Updates include a high-efficiency natural gas furnace, upgraded electrical with added circuitry, updated windows, and a fire suppression system. The attached apartment, fully renovated down to the studs in 1995, features in-floor heat, new plumbing and electrical, a well-designed main floor layout with a full bath, and two bedrooms upstairs. This home is already generating income and is ready for its next chapter.
Financial Insights
Value Estimation Calculated for Multifamily LT 5
Conservative
$219.4K
NOI $19,744 @ 9.00% cap · cautious / downside scenario
Moderate
$282.1K
NOI $19,744 @ 7.00% cap · market / base-case scenario
Aggressive
$394.9K
NOI $19,744 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
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.
Calculated for Multifamily LT 5
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $35.7k | $9.24 |
| − Vacancy | −$7.5k | −$1.94 |
| EGI | $28.2k | $7.30 |
| − OpEx | −$8.5k | −$2.19 |
| NOI | $19.7k | $5.11 |
3,864 SF · lease $9.24/SF/yr · vacancy 21.00% · expense 30.00%
Alternative Use Scenarios
Best Use
Multifamily LT 5
$282.1K
$246.8K – $329.1K
NOI $19,744 @ 7.0% cap · market cap 7.93%
Second Best
Apartment 5plus
$258.3K
$226.0K – $301.3K
NOI $18,078 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$958.6K
$838.8K – $1.12M
NOI $67,104 @ 7.0% cap · market cap 26.95%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Potsdam town Portable ...
Building Supply
Location Insight
- Map
- Local Demand
- City
- Potsdam
- County
- St. Lawrence
- State
- New York
- Longitude
- -74.9820308
- Latitude
- 44.6701485
Nearby Similar for Sale
FAQs
What type of property is this?
Duplex - Charming Victorian home with renovated apartment in prime location.
Where is this duplex located?
The property is located at 32 Elm Street 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: Prime village location: Walkable to downtown shops, restaurants, movie theater, schools, universities, and hospital.; Income‑generating potential: Includes a fully renovated, attached apartment (1,000 sq ft) with separate entrance.; Spacious main house: **2,864 sq ft with 4‑5 bedrooms, 2 bathrooms, double living rooms, and high ceilings.**
