Duplex with Separate
For Sale
$209,000
6 Broad St, Potsdam, NY 13676
MULTIFAMILY, Two family, Potsdam, NY
Property Size2,600 SF
Price / SF$80.38
Days on Market17
Property Features for 6 Broad St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 6, Bathroom 1, Bedroom 2, Bathroom 3, Bedroom 4, Bedroom 3, Bedroom 7, Bathroom 2, Bedroom 5, Bedroom 8
Interior features
Sprinkler System
Directions
Turning onto Leroy Street from Route 11, Broad St is the first left. The house will be on the right.
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.059-4-18
Size
2,600 SF
Taxes and HOA fees
Tax Annual Amount
5907
Utilities
Utilities
Cable Available
Water source
Public
Amenities
shared laundry
off-street parking
Building Details
Year built
1910
Floors in Building
3
Number of units
2
Flooring type
Vinyl, Laminate
Building materials
Wood siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Frazer Real Estate LLC
(315) 742-0922
Listed By:
Lindsey Frazer · License #10301223927
(315) 262-4580
Added: Aug 22
Changed: Aug 31
Last Checked: Sep 7 at 12:06PM
MLS# 53273
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 2,600-square-foot duplex contains two separate residences: a three-bedroom, one-bath unit on the first floor and a five-bedroom, two-bath unit arranged across the upper two levels. The first-floor residence features a remodeled kitchen, updated flooring, and portions of original hardwood and woodwork consistent with the 1910 construction. The upper residence includes bedrooms on both floors, with a full bathroom at each level. A central entry provides access to both units, while the basement contains shared laundry facilities.
Recent work includes a new boiler serving the baseboard heating system and a remodeled third floor with two added bedrooms, a full bathroom, and a fire sprinkler system. Separate utility meters, substantial off-street parking, public water, wood siding, and a shingle roof add to the property's functional configuration. Located at 6 Broad St in Potsdam, both residences are leased through July 2027.
Recent work includes a new boiler serving the baseboard heating system and a remodeled third floor with two added bedrooms, a full bathroom, and a fire sprinkler system. Separate utility meters, substantial off-street parking, public water, wood siding, and a shingle roof add to the property's functional configuration. Located at 6 Broad St in Potsdam, both residences are leased through July 2027.
Key Highlights
- 2,600‑square‑foot duplex with two residential units
- Unit mix includes 3 bedrooms/1 bath and 5 bedrooms/2 baths
- Both units leased through July 2027
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
$13,285
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
6.36%
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%
$265,700
$265.7K
Cap Rate 7%
$189,786
$189.8K
Cap Rate 9%
$147,611
$147.6K
Market Conditions
NOI Build-Up for 2,600 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
$24.0K $9.24/SF
− Vacancy
−$5.0K −$1.94/SF
EGI
$19.0K $7.30/SF
− OpEx
−$5.7K −$2.19/SF
NOI
$13.3K $5.11/SF
Area
St. Lawrence County, NY
Vacancy
21.00%
Lease Rate
$9.24 /SF/Yr
Expense Ratio
30.00%
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%
$265,700
Cap Rate 7%
$189,786
Cap Rate 9%
$147,611
Alternative Uses
Best Use
Multifamily LT 5
$189.8K
$166.1K – $221.4K
NOI $13,285 @ 7.0% cap · market cap 6.36%
Second Best
Apartment 5plus
$173.8K
$152.1K – $202.8K
NOI $12,165 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$645.0K
$564.4K – $752.6K
NOI $45,153 @ 7.0% cap · market cap 21.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Sprinkler system
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two leased residences include updated kitchen finishes and shared basement laundry.
Where is this duplex located?
The property is located at 6 Broad St Potsdam, NY.
What is the asking price?
The asking price for this property is $209,000.
What are key features of this property?
This property features: 2,600‑square‑foot duplex with two residential units; Unit mix includes 3 bedrooms/1 bath and 5 bedrooms/2 baths; Both units leased through July 2027
