Mixed-Use Property with
For Sale
$1,299,000
46 NY-68, Colton, NY 13625
Commercial Sale, Colton, NY
Property Size10,394 SF
Lot Size8.00 Acres
Price / SF$124.98
Days on Market106
Property Features for 46 NY-68
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
Mixed
Rooms
Laundry Room
Parking features
Driveway
Interior features
Breakfast Bar, Double Vanity, High Ceilings, High Speed Internet, Kitchen Island, Open Floorplan, Pantry, Primary Downstairs, Recessed Lighting, Soaking Tub
Exterior features
Lighting, Storage
Basement
Walk-Out Access, Full, Concrete, Finished, Daylight, Walk-Up Access
Appliances
Built-In Gas Oven, Built-In Gas Range, Convection Oven, Dishwasher, ENERGY STAR Qualified Appliances, ENERGY STAR Qualified Dishwasher, ENERGY STAR Qualified Dryer, ENERGY STAR Qualified Washer, Exhaust Fan, Freezer, Microwave, Refrigerator
View
Water
Elementary school district
Colton-Pierrepont
Middle school district
Colton-Pierrepont
High school district
Colton-Pierrepont
Subdivision
Potsdam, Canton
Standard status
Active
Size
10,394 SF
Lot size
8.00 Acres
Taxes and HOA fees
Tax Annual Amount
13240
Utilities
Sewer type
Septic Tank
Heating system
Radiant Floor, Radiant, Propane (Heating)
Water source
Public
Water front features
Pond
Water front
1
Building Details
Year built
2015
Floors in Building
1
Flooring type
Wood, Concrete, Tile
Building materials
Concrete, Stucco, Wood Siding
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
The Reynolds Group of Lake Placid, LLC
(518) 418-7747
Listed By:
David Trahey
(518) 524-7583
Added: May 23
Changed: Aug 19
Last Checked: Sep 5 at 3:06AM
MLS# 207327
Copyright © 2026 Adirondack Champlain Valley MLS. 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 10,394-square-foot mixed-use property sits on 8 acres and was built in 2015. The interior includes five en-suite practitioner spaces, seven full bathrooms, one half bath, multiple gathering and dining areas, a separate commercial kitchen, and a residential kitchen with custom cabinetry and wood detailing. Additional interior features include high ceilings, radiant floor heating, wood, concrete and tile flooring, and a range of built-in and ENERGY STAR qualified appliances.
Located at 46 NY-68 in Colton, the property includes a pond, open lawns, auxiliary structures, driveway parking, public water, and a septic system. The setting is near Higley Flow State Park, Blake Reservoir, and the Raquette River, with St. Lawrence University, Clarkson University, SUNY Potsdam, and SUNY Canton also in the surrounding area.
Located at 46 NY-68 in Colton, the property includes a pond, open lawns, auxiliary structures, driveway parking, public water, and a septic system. The setting is near Higley Flow State Park, Blake Reservoir, and the Raquette River, with St. Lawrence University, Clarkson University, SUNY Potsdam, and SUNY Canton also in the surrounding area.
Key Highlights
- 8 acres with a 10,394‑square‑foot mixed‑use building
- Five en‑suite practitioner spaces
- Seven full bathrooms and one half bath
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
$70,160
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
5.40%
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%
$1,403,200
$1.4M
Cap Rate 7%
$1,002,286
$1.0M
Cap Rate 9%
$779,556
$779.6K
Market Conditions
NOI Build-Up for 10,394 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
$124.7K $12.00/SF
− Vacancy
−$12.5K −$1.20/SF
EGI
$112.3K $10.80/SF
− OpEx
−$42.1K −$4.05/SF
NOI
$70.2K $6.75/SF
Area
St. Lawrence County, NY
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,403,200
Cap Rate 7%
$1,002,286
Cap Rate 9%
$779,556
Alternative Uses
Best Use
Office B
$1.94M
$1.70M – $2.27M
NOI $136,121 @ 7.0% cap · market cap 10.48%
Second Best
Mixed Use
$1.00M
$877.0K – $1.17M
NOI $70,160 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$2.58M
$2.26M – $3.01M
NOI $180,506 @ 7.0% cap · market cap 13.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Explore this area
Business Placement
Demographics for 13625, NY
1,834
Population
1,119
Households
1.6
Avg Household Size
47
Median Age
32%
College-Educated
95%
High-School Grad
54.5 sq mi
ZIP Area
34
Density / Sq Mi
$76,711
Median Household Income
$42,358
Median Earnings
$381
Median Rent
$161,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A flexible property combines practitioner suites, residential and commercial kitchens, gathering areas, and a pond.
Where is this mixed-use property located?
The property is located at 46 NY-68 Colton, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: 8 acres with a 10,394‑square‑foot mixed‑use building; Five en‑suite practitioner spaces; Seven full bathrooms and one half bath
