Canton Commercial/Residential
For Sale
$299,000
5969 US Highway 11, Canton, NY 13617
COMMERCIAL - Canton, NY
Property Size1,630 SF
Lot Size1.00 Acre
Price / SF$183.44
Days on Market181
Property Features for 5969 US Highway 11
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
3
Bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Bedroom 3, Bedroom 1
Parking features
Driveway, Garage
Exterior features
Storage/out-building(s)
Lot features
Level lot
Elementary school district
Canton Central School District
Middle school district
Canton Central School District
High school district
Canton Central School District
Directions
From Gouverneur Street Canton, turn right onto US Highway 11 North/Main Street. Travel about 1.5 miles and property will be located on the left hand side.
Subdivision
ST LAWRENCE
Standard status
Active
APN
89.001-7-2
Size
1,630 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Annual Amount
3615
Utilities
Utilities
Cable Available
Water source
Well
Building Details
Year built
1951
Building materials
Vinyl siding
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Grasse River Real Estate, LLC
(315) 386-4521
Listed By:
Darrcy Waugh · License #10401347320
(315) 854-5237
Added: Feb 28
Changed: Aug 4
Last Checked: Aug 28 at 6:06AM
MLS# 52382
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 property offers a prime location on a highly traveled highway in St. Lawrence County, situated minutes from local colleges, businesses, and the village of Canton's amenities. The property includes a home featuring 3 bedrooms and 1.5 baths, with updates throughout. A new roof is planned for July 2025. The home includes vaulted ceilings and two pellet stoves. The converted garage provides a private office or business space with a half bath. The property size is 1,630 square feet and the lot size is 1 acre. The property can be used for commercial or residential purposes.
Key Highlights
- 3‑bedroom, 1.5‑bath home with converted garage for a private office or business space and its own half bath
- New metal roof installed July 2025
- Vaulted ceilings and two pellet stoves
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
$21,347
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
7.14%
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%
$426,940
$426.9K
Cap Rate 7%
$304,957
$305.0K
Cap Rate 9%
$237,189
$237.2K
Market Conditions
NOI Build-Up for 1,630 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
$36.8K $22.56/SF
− Vacancy
−$8.3K −$5.10/SF
EGI
$28.5K $17.46/SF
− OpEx
−$7.1K −$4.37/SF
NOI
$21.3K $13.10/SF
Area
St. Lawrence County, NY
Vacancy
22.60%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
25.00%
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%
$426,940
Cap Rate 7%
$304,957
Cap Rate 9%
$237,189
Alternative Uses
Best Use
Office B
$305.0K
$266.8K – $355.8K
NOI $21,347 @ 7.0% cap · market cap 7.14%
Second Best
Mixed Use
$157.2K
$137.5K – $183.4K
NOI $11,003 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$404.4K
$353.8K – $471.8K
NOI $28,307 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
189
Businesses Nearby
Explore this area
Business Placement
Demographics for 13617, NY
12,083
Population
4,645
Households
2.6
Avg Household Size
29
Median Age
36%
College-Educated
93%
High-School Grad
132.5 sq mi
ZIP Area
91
Density / Sq Mi
$72,652
Median Household Income
$26,397
Median Earnings
$901
Median Rent
$148,900
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?
Live-work space - Commercial and residential property near colleges and local businesses.
Where is this live-work space located?
The property is located at 5969 US Highway 11 Canton, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 3‑bedroom, 1.5‑bath home with converted garage for a private office or business space and its own half bath; New metal roof installed July 2025; Vaulted ceilings and two pellet stoves
