Commercial Land with Storage
For Sale
$250,000
7263 7345 7351 SH 68, Ogdensburg, NY 13669
COMMERCIAL - Ogdensburg, NY
Property Size3,000 SF
Lot Size84.60 Acres
Price / SF$83.33
Days on Market732
Property Features for 7263 7345 7351 SH 68
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Garage
Exterior features
Storage/out-building(s)
Lot features
Level lot
Elementary school district
Ogdensburg City School District
Middle school district
Ogdensburg City School District
High school district
Ogdensburg City School District
Directions
Route 68 from Ogdensburg. Head toward Canton. Property on the right.
Subdivision
ST LAWRENCE
Standard status
Active
APN
59.002-1-26
Size
3,000 SF
Lot size
84.60 Acres
Taxes and HOA fees
Tax Annual Amount
3257
Utilities
Water source
Well
Building Details
Year built
1931
Building materials
Aluminum siding
Roof type
Metal
Architectural style
Other
Additional Structures
Storage
Listing Agency:
River Run Realty, LLC
(315) 323-2241
Listed By:
Deborah Polniak · License #40PO1137191
(315) 276-9144
Added: Aug 6, 2024
Changed: Aug 4
Last Checked: Aug 7 at 8:06AM
MLS# 50223
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 commercial land holding includes a 3,000-square-foot metal storage barn with a roof and slab floor. The property is served by a well, septic system, and electricity, and includes two existing billboards. An older home on the site is identified as unstable and should not be entered; a manufactured home on leased land is being removed.
The property fronts State Highway 68 at 7263, 7345, and 7351 SH 68 in Ogdensburg, with commercial properties surrounding it and the rear boundary adjoining the airport. Land cover includes 58.70 acres of pasture and hay, 14.23 acres of woody wetlands, 9.88 acres of federal wetlands, and remaining shrub areas. A state road easement provides access for culvert maintenance. The source identifies potential commercial, farming, and solar panel farm uses.
The property fronts State Highway 68 at 7263, 7345, and 7351 SH 68 in Ogdensburg, with commercial properties surrounding it and the rear boundary adjoining the airport. Land cover includes 58.70 acres of pasture and hay, 14.23 acres of woody wetlands, 9.88 acres of federal wetlands, and remaining shrub areas. A state road easement provides access for culvert maintenance. The source identifies potential commercial, farming, and solar panel farm uses.
Key Highlights
- 3,000‑square‑foot metal storage barn with roof and slab floor
- Well, septic, and electricity serving the property
- Frontage along State Highway 68 in Ogdensburg
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
$22,482
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
8.99%
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%
$449,640
$449.6K
Cap Rate 7%
$321,171
$321.2K
Cap Rate 9%
$249,800
$249.8K
Market Conditions
NOI Build-Up for 3,000 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
$28.4K $9.48/SF
− Vacancy
−$2.0K −$0.66/SF
EGI
$26.4K $8.82/SF
− OpEx
−$4.0K −$1.32/SF
NOI
$22.5K $7.49/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$449,640
Cap Rate 7%
$321,171
Cap Rate 9%
$249,800
Alternative Uses
Best Use
Warehouse
$321.2K
$281.0K – $374.7K
NOI $22,482 @ 7.0% cap · market cap 8.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$744.3K
$651.2K – $868.3K
NOI $52,099 @ 7.0% cap · market cap 20.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 13669, NY
14,990
Population
7,419
Households
2
Avg Household Size
43
Median Age
21%
College-Educated
85%
High-School Grad
101.5 sq mi
ZIP Area
148
Density / Sq Mi
$66,488
Median Household Income
$36,546
Median Earnings
$769
Median Rent
$101,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Commercial land along a state highway with well, septic, electricity, and airport-adjacent rear property lines.
Where is this commercial land located?
The property is located at 7263 7345 7351 SH 68 Ogdensburg, NY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 3,000‑square‑foot metal storage barn with roof and slab floor; Well, septic, and electricity serving the property; Frontage along State Highway 68 in Ogdensburg
