Renovated Four-Suite
For Sale
$299,000
105 Market, Potsdam, NY 13676
MULTIFAMILY, Potsdam, NY
Property Size2,144 SF
Price / SF$139.46
Days on Market690
Property Features for 105 Market
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 4, Bathroom 1
Patio and Porch features
Porch
Exterior features
Covered porch
Lot features
Public Road
Directions
105 Market St. is on your right heading south on Market.
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.050-3-19
Size
2,144 SF
Taxes and HOA fees
Tax Annual Amount
5277
Utilities
Utilities
Cable Available
Water source
Public
Amenities
shared kitchen
gathering space
laundry
gas heating
on-demand hot water
parking
Building Details
Year built
1900
Floors in Building
2
Number of units
4
Building materials
Vinyl siding
Roof type
Metal
Listing Agency:
Nikki Coates & Associates LLC
Listed By:
Nikki Coates · License #10491202119
(315) 265-4303
Added: Oct 22, 2024
Changed: Sep 4
Last Checked: Sep 11 at 10:06PM
MLS# 50569
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 2,144-square-foot quadplex was gutted and comprehensively renovated 2–3 years ago. The layout provides four private suites, each with a bedroom, sitting area, wall-mounted TV, and ensuite full bath. Shared improvements include a kitchen, gathering area, and laundry room. Gas heat, on-demand hot water, and parking support the property’s residential rental configuration.
The building is located at 105 Market in Potsdam, near a hospital, shopping, downtown, and universities. Exterior features include a covered porch, vinyl siding, and a metal roof. Public water serves the property, and cable is available.
The building is located at 105 Market in Potsdam, near a hospital, shopping, downtown, and universities. Exterior features include a covered porch, vinyl siding, and a metal roof. Public water serves the property, and cable is available.
Key Highlights
- 2,144 SF quadplex with four private rental suites
- Each suite includes a bedroom, sitting area, wall‑mounted TV, and ensuite full bath
- Complete renovation performed 2–3 years ago
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
$10,955
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
3.66%
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%
$219,100
$219.1K
Cap Rate 7%
$156,500
$156.5K
Cap Rate 9%
$121,722
$121.7K
Market Conditions
NOI Build-Up for 2,144 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
$19.8K $9.24/SF
− Vacancy
−$4.2K −$1.94/SF
EGI
$15.7K $7.30/SF
− OpEx
−$4.7K −$2.19/SF
NOI
$11.0K $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%
$219,100
Cap Rate 7%
$156,500
Cap Rate 9%
$121,722
Alternative Uses
Best Use
Multifamily LT 5
$156.5K
$136.9K – $182.6K
NOI $10,955 @ 7.0% cap · market cap 3.66%
Second Best
Apartment 5plus
$143.3K
$125.4K – $167.2K
NOI $10,031 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$531.9K
$465.4K – $620.6K
NOI $37,234 @ 7.0% cap · market cap 12.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
739
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Quadplex - Rental property with private bedroom suites, shared amenities, on-site parking, and access to Potsdam services and institutions.
Where is this quadplex located?
The property is located at 105 Market Potsdam, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 2,144 SF quadplex with four private rental suites; Each suite includes a bedroom, sitting area, wall‑mounted TV, and ensuite full bath; Complete renovation performed 2–3 years ago
