5 Beal Street Potsdam, NY 13676
COMMERCIAL - Potsdam, NY
Property Features for 5 Beal Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- CBD-Central Business Dist
- Bathrooms
- 1
- Rooms
- Bathroom 1
- Parking
- 11
- Interior features
- Ceiling fan(s), Skylight(s)
- Standard status
- Active
- APN
- 64.058-8-20
- Size
- 2,288 SF
Taxes and HOA fees
- Tax Annual Amount
- 7566
Utilities
- Utilities
- Cable Available
- Water source
- Public
Building Details
- Year built
- 1980
- Floors in Building
- 2
- Building materials
- Vinyl siding, Wood siding
- Architectural style
- Other
Listing agent Margaret Sherman License #10491203087 (315) 212-2977
Listing office Plumley Real Estate LLC 6558 SH 56, Potsdam, NY (315) 265-6720
Listing date Jun 3, 2026
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.
Positioned on the corner of Beal and Munson Streets, the property offers ample off-street parking and is located in the CBD-Central Business District. The building is currently leased for $1,700 per month, and the tenants have just begun Year 4 of a 5-year lease.
For tenants, buyers, or operators seeking a flexible downtown asset, the property’s mixed setup supports both professional office use and residential income under one roof. The existing configuration is ready for immediate occupancy, while the ability to re-separate the office and apartment offers additional long-term adaptability for future planning within the CBD-Central Business District.
Key Highlights
- Corner property on Beal and Munson Streets in Potsdam, built in 1980
- Mixed‑use building: originally a professional office plus a separate 2‑bedroom apartment (can be separated again with a door)
- Currently leased at $1,700/month with tenants starting Year 4 of a 5‑year lease
Local Financial Insights For Mixed Use
Simulate Cap Rate and NOI
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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $27.5k | $12.00 |
| − Vacancy | −$2.7k | −$1.20 |
| EGI | $24.7k | $10.80 |
| − OpEx | −$9.3k | −$4.05 |
| NOI | $15.4k | $6.75 |
