Automotive Service and Body
For Sale
$1,250,000
1111 Paterson Street, Ogdensburg, NY 13669
COMMERCIAL - Ogdensburg, NY
Property Size17,212 SF
Lot Size1.46 Acres
Price / SF$72.62
Days on Market94
Property Features for 1111 Paterson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
3
Half bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bathroom 3
Parking
50
Parking features
Garage
Security features
Security
Interior features
9 ft.+ ceilings, Double door entry, Open floor plan, Security features
Lot features
A corner lot, Level lot
Elementary school district
Ogdensburg City School District
Middle school district
Ogdensburg City School District
High school district
Ogdensburg City School District
Directions
From 37/812: turn at light onto 68 and take your immediate right onto Paterson Street. Building is on your left on corner of Paterson and East South Street just past the bowling alley. From 68: go through light at intersection of 37/812 and take your immediate right onto Paterson Street. Building is on your left on corner of Paterson and East South Street just past the bowling alley.
Subdivision
ST LAWRENCE
Standard status
Active
APN
59.024-2-10
Size
17,212 SF
Lot size
1.46 Acres
Taxes and HOA fees
Tax Annual Amount
15409
Utilities
Utilities
Cable Available
Water source
Public
Amenities
showroom
office spaces
body shop
service center
paint booth
waste-oil heating system
surveillance system
LED lighting
keyless entry
3-Phase power
Building Details
Year built
1980
Floors in Building
1
Building materials
Aluminum siding, Concrete block, Stone accent
Roof type
Composition
Architectural style
Other
Listing Agency:
County Seat Realty
(315) 386-5400
Listed By:
Gregory Kiah · License #10401353619
(315) 323-2176
Added: May 19
Changed: Aug 4
Last Checked: Aug 20 at 12:06AM
MLS# 52761
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.
Located at 1111 Paterson Street in Ogdensburg, this automotive property includes a 17,212-square-foot facility with an automotive service center, body shop, showroom, multiple offices, open-plan areas, three bathrooms, and garage parking. The building was constructed in 1980 and features 9 ft.+ ceilings, aluminum siding, concrete block construction, stone accents, and public water. A replacement roof installed in 2015 uses a Firestone 160-mil rubber membrane with a 30-year rating.
Operational improvements include 3-Phase power, a Clean Burn waste-oil heating system serving the 9,700-square-foot service and body shop area, and a Garmat downdraft paint and bake booth with 1.5 million BTU direct-fired heaters. The property also includes Bosch Certified ADAS calibration equipment, diagnostic and repair equipment, software, and inventory. Security features include 18 high-definition cameras and keyless entry in select areas. An adjoining 0.4-acre lot with 150 feet of road frontage is included.
Operational improvements include 3-Phase power, a Clean Burn waste-oil heating system serving the 9,700-square-foot service and body shop area, and a Garmat downdraft paint and bake booth with 1.5 million BTU direct-fired heaters. The property also includes Bosch Certified ADAS calibration equipment, diagnostic and repair equipment, software, and inventory. Security features include 18 high-definition cameras and keyless entry in select areas. An adjoining 0.4-acre lot with 150 feet of road frontage is included.
Key Highlights
- 17,212‑square‑foot automotive facility in Ogdensburg
- Includes service center, body shop, showroom, multiple offices, and garage parking
- 9,700‑square‑foot service and body shop area heated by a Clean Burn waste‑oil system
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
$106,224
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
8.50%
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%
$2,124,480
$2.1M
Cap Rate 7%
$1,517,486
$1.5M
Cap Rate 9%
$1,180,267
$1.2M
Market Conditions
NOI Build-Up for 17,212 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
$163.2K $9.48/SF
− Vacancy
−$11.4K −$0.66/SF
EGI
$151.7K $8.82/SF
− OpEx
−$45.5K −$2.64/SF
NOI
$106.2K $6.17/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
Lease Rate
$9.48 /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%
$2,124,480
Cap Rate 7%
$1,517,486
Cap Rate 9%
$1,180,267
Alternative Uses
Best Use
Retail
$3.13M
$2.74M – $3.65M
NOI $218,843 @ 7.0% cap · market cap 17.51%
Second Best
Industrial
$1.52M
$1.33M – $1.77M
NOI $106,224 @ 7.0% cap · market cap 8.50%
Theoretical Best
Office A
$4.27M
$3.74M – $4.98M
NOI $298,910 @ 7.0% cap · market cap 23.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Balanced
Demand for This Use
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Auto shop - Established automotive facility with showroom, body shop, offices, and specialized service equipment.
Where is this auto shop located?
The property is located at 1111 Paterson Street Ogdensburg, NY.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 17,212‑square‑foot automotive facility in Ogdensburg; Includes service center, body shop, showroom, multiple offices, and garage parking; 9,700‑square‑foot service and body shop area heated by a Clean Burn waste‑oil system
