Freestanding Retail Building with
For Sale
$495,000
60 Country Lane, Potsdam, NY 13676
COMMERCIAL, Commercial, Potsdam, NY
Property Size2,832 SF
Lot Size1.00 Acre
Price / SF$174.79
Days on Market287
Property Features for 60 Country Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Half bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking
30
Parking features
Driveway
Patio and Porch features
Patio
Interior features
9 ft.+ ceilings, Handicapped Bathrooms, Open floor plan
Exterior features
Outdoor lights, Patio
Accessibility
Accessible Approach with Ramp
Lot features
Adj Pub/ Priv Open Area, Level lot
Elementary school district
Potsdam Central School District
Middle school district
Potsdam Central School District
High school district
Potsdam Central School District
Directions
From NY-56/Market Street turn into the Lowe's Home Improvement Center entrance on Country Lane. Property located on the right.
Subdivision
ST LAWRENCE
Standard status
Active
APN
PART OF 64.026-1-3
Size
2,832 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Annual Amount
35185
Utilities
Water source
Public
Amenities
covered patio
Building Details
Year built
2005
Floors in Building
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
O'Brien Properties, LLC
Listed By:
Lisa O'Brien · License #10491212419
(315) 244-5746
Added: Nov 28, 2025
Changed: Sep 6
Last Checked: Sep 11 at 6:06PM
MLS# 48434
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 freestanding storefront property occupies a 1-acre lot and provides 2,832 square feet of retail space. The interior was renovated down to the studs during 2022-2023, with new major mechanical systems and updated materials. An open floor plan, 12-foot ceilings, four entrance doors, handicapped bathrooms, and an accessible ramp support flexible configuration. The building also includes a broad window line along the front and right facades, multiple signage locations, composite fiber-cement siding, and a wraparound covered patio.
The property is shadow anchored by Lowe's and positioned near high-volume traffic, with parking available on three sides. Potential applications identified for the facility include retail, office, restaurant, medical, fitness, brewery, art or dance studio, and event uses. Public water serves the property, and additional acreage may be purchased.
The property is shadow anchored by Lowe's and positioned near high-volume traffic, with parking available on three sides. Potential applications identified for the facility include retail, office, restaurant, medical, fitness, brewery, art or dance studio, and event uses. Public water serves the property, and additional acreage may be purchased.
Key Highlights
- 1‑acre lot with 2,832 square feet of freestanding retail space
- Interior renovated down to the studs in 2022‑2023 with new major mechanicals
- 12‑foot ceilings and an open floor plan
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
$36,008
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
7.27%
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%
$720,160
$720.2K
Cap Rate 7%
$514,400
$514.4K
Cap Rate 9%
$400,089
$400.1K
Market Conditions
NOI Build-Up for 2,832 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
$53.7K $18.96/SF
− Vacancy
−$2.3K −$0.80/SF
EGI
$51.4K $18.16/SF
− OpEx
−$15.4K −$5.45/SF
NOI
$36.0K $12.71/SF
Area
St. Lawrence County, NY
Vacancy
4.20%
Lease Rate
$18.96 /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%
$720,160
Cap Rate 7%
$514,400
Cap Rate 9%
$400,089
Alternative Uses
Best Use
Retail
$514.4K
$450.1K – $600.1K
NOI $36,008 @ 7.0% cap · market cap 7.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$702.6K
$614.8K – $819.7K
NOI $49,182 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
126
Businesses Nearby
55k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 35%
Home Improvements & Furnishings 33%
Shops & Services 30%
Beauty & Spa 2%
Price Chopper Supermarkets
Groceries
19,134 visits/mo
0.5 miles
Lowe's
Home Improvements & Furnishings
17,896 visits/mo
0.2 miles
Dollar Tree
Shops & Services
11,137 visits/mo
0.4 miles
Advance Auto Parts
Shops & Services
3,549 visits/mo
0.4 miles
Zoom Tan
Beauty & Spa
1,169 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Storefront property - Renovated open-plan facility with high ceilings, flexible entrances, signage opportunities, and covered outdoor space.
Where is this storefront property located?
The property is located at 60 Country Lane Potsdam, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 1‑acre lot with 2,832 square feet of freestanding retail space; Interior renovated down to the studs in 2022‑2023 with new major mechanicals; 12‑foot ceilings and an open floor plan
