Drive-Up Self-Storage and
6281 US-11 Canton, NY 13617
For Sale
$985,000
COMMERCIAL - Canton, NY
Property Size8,000 SF
Lot Size1.77 Acres
Price / SF$123.13
Days on Market49
Property Features for 6281 US-11
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Standard status
- Active
- Lot size
- 1.77 Acres
Taxes and HOA fees
- Tax Annual Amount
- 13375
Building Details
- Year built
- 1990
Listing Agency:
FRAZER REAL ESTATE LLC
Listed By:
Lindsey Frazer
Added: Jun 8
Changed: Jul 2
Last Checked: Jul 26 at 5:06AM
MLS# 11803739
Copyright © 2026 My State MLS. 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.
The property includes four drive-up self-storage buildings with more than 8,000 square feet of combined rentable space. Current occupancy is over 90%, supporting a storage-focused rental profile. Also on-site is a fully occupied mixed-use building containing a retail space leased to a long-term, established tenant, along with three upgraded residential apartments.
The buildings are located on US Highway 11 just outside of Canton's Village. The site is positioned for visibility from one of St. Lawrence County’s busiest routes, supporting consistent exposure for the retail and storage components.
For buyers and operators, the layout offers a diversified mix of revenue-generating uses within a single site: drive-up self-storage alongside a retail tenant and three residential units. The combination of storage buildings and an occupied mixed-use structure can appeal to those seeking recurring rental income across multiple asset types while maintaining the day-to-day operational simplicity of managing the property in one location.
The buildings are located on US Highway 11 just outside of Canton's Village. The site is positioned for visibility from one of St. Lawrence County’s busiest routes, supporting consistent exposure for the retail and storage components.
For buyers and operators, the layout offers a diversified mix of revenue-generating uses within a single site: drive-up self-storage alongside a retail tenant and three residential units. The combination of storage buildings and an occupied mixed-use structure can appeal to those seeking recurring rental income across multiple asset types while maintaining the day-to-day operational simplicity of managing the property in one location.
Key Highlights
- Four drive‑up self‑storage buildings totaling 8,000+ sq ft of rentable space
- Self‑storage occupancy is over 90% currently
- Mixed‑use component includes fully occupied retail space with a long‑term tenant
Financial Insights For Self Storage
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 | $115.2k | $14.40 |
| − Vacancy | −$9.2k | −$1.15 |
| EGI | $106.0k | $13.25 |
| − OpEx | −$31.8k | −$3.97 |
| NOI | $74.2k | $9.27 |
8,000 SF · lease $14.40/SF/yr · vacancy 8.00% · expense 30.00%
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.70M
NOI $101,717 @ 7.0% cap · market cap 10.33%
Second Best
Self Storage
$1.06M
$927.4K – $1.24M
NOI $74,189 @ 7.0% cap · market cap 7.53%
Theoretical Best
Office A
$1.98M
$1.74M – $2.32M
NOI $138,931 @ 7.0% cap · market cap 14.10%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Self storage facilities
FAQs
What type of property is this?
Self storage facility - Four drive-up storage buildings plus an occupied retail-and-apartment building on US-11.
Where is this self storage facility located?
The property is located at 6281 US-11 Canton, NY.
What is the asking price?
The asking price for this property is $985,000.
What are key features of this property?
This property features: Four drive‑up self‑storage buildings totaling 8,000+ sq ft of rentable space; Self‑storage occupancy is over 90% currently; Mixed‑use component includes fully occupied retail space with a long‑term tenant
