Updated Two-Unit
New
For Sale
$179,000
12 Hamilton Street, Potsdam, NY 13676
MULTIFAMILY, 2 Story, Two family, Potsdam, NY
Property Size2,628 SF
Price / SF$68.11
Days on Market2
Property Features for 12 Hamilton Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 6, Bedroom 3, Bedroom 2, Bedroom 4, Bathroom 1, Bedroom 5
Parking
5
Parking features
Garage
Patio and Porch features
Porch
Exterior features
Covered porch
Fencing
Chain Link
Directions
From downtown Potsdam, head south on Pierrepont Ave. Turn right onto Hamilton Street. Look for the sign.
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.067-2-7
Size
2,628 SF
Taxes and HOA fees
Tax Annual Amount
5665
Utilities
Utilities
Cable Available
Water source
Public
Amenities
front porch
partially fenced yard
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Vinyl siding
Roof type
Metal
Architectural style
Other
Listing Agency:
Plumley Real Estate LLC
(315) 265-6720
Listed By:
Beth Reasoner · License #10401362182
(315) 276-5668
Added: Sep 21
Changed: Sep 22
Last Checked: Sep 22 at 1:06PM
MLS# 53430
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 approximately 2,628-square-foot duplex contains two three-bedroom units in a two-story residential property built in 1900. Interior features include mostly hardwood flooring, vinyl plank flooring in the bathrooms, a dining room with tall wainscoting and chair rail, and a bay window. The upper residence has a kitchen updated in 2016 and a bathroom renovated in 2024, while most windows have been replaced.
Major property work includes a metal roof installed in 2018, foundation repointing and an exterior French drain completed in 2021, plus a new furnace and water heater added in 2025. The basement includes two sump pumps and an outside entrance. Vinyl siding, a covered front porch, chain-link fencing, public water, and a two-car, two-story garage add to the property’s physical features. The duplex is near Clarkson University, SUNY Potsdam, downtown Potsdam, local parks, and grocery options, and is rented through the end of May 2027.
Major property work includes a metal roof installed in 2018, foundation repointing and an exterior French drain completed in 2021, plus a new furnace and water heater added in 2025. The basement includes two sump pumps and an outside entrance. Vinyl siding, a covered front porch, chain-link fencing, public water, and a two-car, two-story garage add to the property’s physical features. The duplex is near Clarkson University, SUNY Potsdam, downtown Potsdam, local parks, and grocery options, and is rented through the end of May 2027.
Key Highlights
- Approximately 2,628 square feet with two three‑bedroom units
- Two‑car, two‑story garage plus basement storage and outside entrance
- Metal roof installed in 2018
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
$13,428
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
7.50%
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%
$268,560
$268.6K
Cap Rate 7%
$191,829
$191.8K
Cap Rate 9%
$149,200
$149.2K
Market Conditions
NOI Build-Up for 2,628 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
$24.3K $9.24/SF
− Vacancy
−$5.1K −$1.94/SF
EGI
$19.2K $7.30/SF
− OpEx
−$5.8K −$2.19/SF
NOI
$13.4K $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%
$268,560
Cap Rate 7%
$191,829
Cap Rate 9%
$149,200
Alternative Uses
Best Use
Multifamily LT 5
$191.8K
$167.9K – $223.8K
NOI $13,428 @ 7.0% cap · market cap 7.50%
Second Best
Apartment 5plus
$175.7K
$153.7K – $204.9K
NOI $12,296 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$652.0K
$570.5K – $760.7K
NOI $45,639 @ 7.0% cap · market cap 25.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
662
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
Check the figures for this property
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?
Duplex - Two spacious three-bedroom residences with substantial recent improvements, private entrances, garage storage, and a partially fenced yard.
Where is this duplex located?
The property is located at 12 Hamilton Street Potsdam, NY.
What is the asking price?
The asking price for this property is $179,000.
What are key features of this property?
This property features: Approximately 2,628 square feet with two three‑bedroom units; Two‑car, two‑story garage plus basement storage and outside entrance; Metal roof installed in 2018
