Corner Mixed-Use
For Sale
$260,000
5 Beal Street, Potsdam, NY 13676
COMMERCIAL - Potsdam, NY
Property Size2,288 SF
Price / SF$113.64
Days on Market89
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)
Lot features
A corner lot
Elementary school district
Potsdam Central School District
Middle school district
Potsdam Central School District
High school district
Potsdam Central School District
Directions
From Market street in Potsdam, head east on Munson (Pizza Hut) to the parking lot behind the building at 5 Beal Street. The sign in front of the building is for the Radio Station.
Subdivision
ST LAWRENCE
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 Agency:
Plumley Real Estate LLC
(315) 265-6720
Listed By:
Margaret Sherman · License #10491203087
(315) 212-2977
Added: Jun 3
Changed: Aug 4
Last Checked: Aug 30 at 2:06PM
MLS# 51347
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.
This corner mixed-use building at 5 Beal Street in Potsdam features office space and a separate two-bedroom apartment within the same structure. The office portion includes a reception area, a spacious open office, two smaller private rooms that are currently used as DJ booths, a large rear office, and a bathroom located just off the reception area. A utility closet houses a new furnace and water heater installed in 2024. The residential component is a two-story apartment with a first-floor living room, dining area, and kitchen, plus two bedrooms upstairs with a full bathroom between them. The layout was originally designed as an office and a separate apartment, and the spaces can be separated again with the addition of a door.
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.
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
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
$15,444
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
5.94%
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%
$308,880
$308.9K
Cap Rate 7%
$220,629
$220.6K
Cap Rate 9%
$171,600
$171.6K
Market Conditions
NOI Build-Up for 2,288 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
$27.5K $12.00/SF
− Vacancy
−$2.7K −$1.20/SF
EGI
$24.7K $10.80/SF
− OpEx
−$9.3K −$4.05/SF
NOI
$15.4K $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%
$308,880
Cap Rate 7%
$220,629
Cap Rate 9%
$171,600
Alternative Uses
Best Use
Office B
$428.1K
$374.6K – $499.4K
NOI $29,964 @ 7.0% cap · market cap 11.52%
Second Best
Mixed Use
$220.6K
$193.1K – $257.4K
NOI $15,444 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$567.6K
$496.7K – $662.2K
NOI $39,734 @ 7.0% cap · market cap 15.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
857
Businesses Nearby
Explore this area
Business Placement
Demographics for 13676, NY
13,211
Population
5,955
Households
2.2
Avg Household Size
32
Median Age
40%
College-Educated
94%
High-School Grad
159.7 sq mi
ZIP Area
83
Density / Sq Mi
$56,900
Median Household Income
$28,147
Median Earnings
$868
Median Rent
$148,800
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 - Downtown mixed-use property combines office space and a two-bedroom apartment with ample off-street parking.
Where is this mixed-use property located?
The property is located at 5 Beal Street Potsdam, NY.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 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
