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    391 Perrin Rd Potsdam, NY 13676

    Sponsored
    For Sale
    Pending
    $249,900

    1.5 Story,Cape Cod, FARM - Potsdam, NY

    Type:Farm
    Property size:
    1,452 SF
    Lot size:
    8.90 Acres
    Days on Market:
    24
    Last Refresh:
    Jan 21 at 6:06 am

    Property Features for 391 Perrin Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Pending
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Dining Room, Kitchen, Workshop
    Bedrooms
    3
    Bathrooms
    2
    APN
    65.003-3-60
    Parking features
    Driveway, Garage
    Interior features
    Breakfast Bar, Ceiling Fan(s), Modern Kitchen, Open Beam Ceiling, Open Floor Plan, Pantry, Walk-in Closet(s)
    Exterior features
    Barn, Storage/Out-building(s), Chain Link Fence, Partially Fenced
    Fencing
    Chain Link, Fenced, Partial
    Fireplace
    1
    Appliances
    Dishwasher, Refrigerator, Washer, Water - Instant Hot
    Size
    1,452 SF
    Lot size
    8.90 Acres

    Utilities

    Heating system
    Electric (Heating), Fireplace(s), Pellet Stove (Heating)

    Building Details

    Year built
    1900
    Floors in Building
    2
    Flooring type
    Laminate, Tile, Tile - Ceramic, Vinyl
    Roof type
    Metal
    Architectural style
    Cape Cod
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Tammy Gary

    County Seat Realty (315) 386-5400

    Listing agent Tammy Gary (315) 386-5400 License #10401207044

    Listing date Dec 29, 2025

    MLS# 52148 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

    Farmette with Remodeled Home

    Located approximately 5 minutes from Potsdam, NY, this property includes a 1.5 story home with three bedrooms and two bathrooms, situated on 8.9 acres. The property is equipped for animals, featuring a small barn for hay storage and a two-stall barn with a tack room, complemented by ample pasture. A 14x24 workshop is located at the back of the property, along with an almost acre fenced dog yard and a new one-car garage. The grounds include several fruit trees, such as apple and peach, as well as blueberry and raspberry bushes. A small she shed with electric and heat is available for guests. The home features a remodeled kitchen with exposed beams, a copper farm sink, a walk-in pantry, and a large breakfast island with a butcher block top. The solid surface countertop is made from recycled wine bottles. The kitchen is open to the dining area and living room. Two additional rooms are located off the kitchen, one used as an office. The other has glass French doors and houses a chest freezer and fridge for additional storage. The downstairs area features new porcelain tile throughout. The main bedroom is on the first floor and includes a sitting area with an electric fireplace. The main bathroom has heated tile floors, a soaker tub, a separate tiled walk-in shower, and a new laundry closet. Upstairs, there are two more bedrooms and another bathroom. The downstairs area has been completely remodeled, including new floor joists. The property offers ample storage inside and out and is suitable for a variety of uses.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Realty agency Kitchen & Bath Storage Facility Plumbing Service

    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
    -74.9274643
    Latitude
    44.6662962

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    FAQs

    What type of property is this?
    Farm - Three-bedroom farmette on 8.9 acres near Potsdam, NY.
    Where is this farm located?
    The property is located at 391 Perrin Rd Potsdam, NY.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: - 8.9-acre farmette suitable for animals, including a small barn for hay storage, a 2-stall barn with tack room, and ample pasture.; - **Completely remodeled downstairs with new porcelain tile and a modern dream kitchen featuring exposed beams, copper farm sink, walk-in pantry, and a large breakfast island with butcher block top.**; - **Main floor bedroom with sitting area and electric fireplace, plus a main bathroom with heated tile floors, soaker tub, tiled walk-in shower, and new laundry closet.**
    (315) 244-2951
    Request Owner's contact information
    391 Perrin Rd Potsdam, NY 13676
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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
    391 Perrin Rd Potsdam, NY 13676
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    We can help!
    Listing Contact
    Tammy Gary
    Real Estate License ID: 10401207044
    (315) 244-2951
    Learn more
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