Agricultural Land with
For Sale
$250,000
7263 7345 7351 State Hwy 68, Ogdensburg, NY 13669
COMMERCIAL - Ogdensburg, NY
Property Size3,000 SF
Lot Size86.40 Acres
Price / SF$83.33
Days on Market362
Property Features for 7263 7345 7351 State Hwy 68
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Adjacent to farm land, Adjacent to meadow, Level lot, Partially cleared lot, Wetlands
Directions
Just outside of Ogdensburg on route 68 heading to Canton.
Subdivision
ST LAWRENCE
Standard status
Active
APN
59.002-1-26
Lot size
86.40 Acres
Taxes and HOA fees
Tax Annual Amount
3257
Building Details
Additional Structures
Outbuilding
Listing Agency:
River Run Realty, LLC
(315) 323-2241
Listed By:
Deborah Polniak · License #40PO1137191
(315) 276-9144
Added: Aug 11, 2025
Changed: Aug 4
Last Checked: Aug 7 at 8:06AM
MLS# 51763
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 86.4-acre agricultural property includes a 3,000-square-foot metal warehouse built on a slab. The land comprises 58.7 acres of pasture, 14.23 acres of wetlands, 9.88 federal wetlands, and remaining brush. A well, septic system, and electric service extend to the former house. The house is not usable and should not be entered.
Billboards are situated on the property, and one lease is long term. The site is surrounded by commercial and residential land and lies just outside the city, with stores, restaurants, an airport, and schools nearby. The property is addressed along State Hwy 68 in Ogdensburg, New York.
Billboards are situated on the property, and one lease is long term. The site is surrounded by commercial and residential land and lies just outside the city, with stores, restaurants, an airport, and schools nearby. The property is addressed along State Hwy 68 in Ogdensburg, New York.
Key Highlights
- 86.4‑acre agricultural property with 3,000 sq. ft. metal warehouse on slab
- 58.7 acres of pasture, 14.23 acres of wetlands, and 9.88 federal wetlands
- Well, septic, and electric service run to the former house
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
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
30
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
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Frequently Asked Questions
What type of property is this?
Agricultural land / Farmland - Pasture, wetlands, brush, and a metal warehouse accompany onsite well, septic, and electric service tied to the existing improvements.
Where is this agricultural land / farmland located?
The property is located at 7263 7345 7351 State Hwy 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: 86.4‑acre agricultural property with 3,000 sq. ft. metal warehouse on slab; 58.7 acres of pasture, 14.23 acres of wetlands, and 9.88 federal wetlands; Well, septic, and electric service run to the former house
