Two-Unit Duplex with Separate
For Sale
$149,500
121 Park St., Potsdam, NY 13676
Updated kitchens and bathrooms serve two units, each with separate utility service and laundry hookups.
Property Size1,828 SF
Price / SF$81.78
Days on Market115
Property Features for 121 Park St.
General Information
Standard status
Active
Size
1,828 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,514
Amenities
laundry hookups
3
Laminate, Carpet
Microwave Oven, Refrigerator, Electric Range/Cooktop, Gas Range/Cooktop, Laundry Hookup
Open Floor Plan, Internet Connection
Insulated Door, Insulated Window
Metal, Shingle
Porch Covered
Stone Driveway.
Wood
Level
60x90
Dead End Street, Public Road, Level.
Building Details
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
Trego Realty Group, LLC
(315) 705-5542
Listed By:
Joseph DiMatteo · License #10401398524
Source:
Xome
Added: May 10
Changed: Aug 31
Last Checked: Aug 31 at 12:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Trego Realty Group, LLC
Investment Insights
Based on property information with market context.
Located at 121 Park St. in Potsdam, this duplex contains 1,828 square feet arranged as two residential units. One unit offers three bedrooms and one bathroom, while the second provides two bedrooms and one bathroom. Kitchens and bathrooms in both units have been updated, and each residence includes laundry hookups.
The property has separate utility service, including two furnaces, two electric water heaters, and two separate 100-amp electric entrances. Interior finishes include laminate and carpet, with insulated doors and windows. Exterior features include a covered porch, metal and shingle materials, a stone driveway, and a level setting. Built in 1900, the property is situated on a dead-end public road next to the local paper mill.
The property has separate utility service, including two furnaces, two electric water heaters, and two separate 100-amp electric entrances. Interior finishes include laminate and carpet, with insulated doors and windows. Exterior features include a covered porch, metal and shingle materials, a stone driveway, and a level setting. Built in 1900, the property is situated on a dead-end public road next to the local paper mill.
Key Highlights
- 1,828‑square‑foot duplex with one 3‑bedroom, 1‑bath unit and one 2‑bedroom, 1‑bath unit
- Updated kitchens and bathrooms in both units
- Two furnaces and 2 electric water heaters
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
$9,341
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
6.25%
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%
$186,820
$186.8K
Cap Rate 7%
$133,443
$133.4K
Cap Rate 9%
$103,789
$103.8K
Market Conditions
NOI Build-Up for 1,828 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
$16.9K $9.24/SF
− Vacancy
−$3.5K −$1.94/SF
EGI
$13.3K $7.30/SF
− OpEx
−$4.0K −$2.19/SF
NOI
$9.3K $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%
$186,820
Cap Rate 7%
$133,443
Cap Rate 9%
$103,789
Alternative Uses
Best Use
Multifamily LT 5
$133.4K
$116.8K – $155.7K
NOI $9,341 @ 7.0% cap · market cap 6.25%
Second Best
Apartment 5plus
$122.2K
$106.9K – $142.6K
NOI $8,553 @ 7.0% cap · market cap 5.72%
Theoretical Best
Office A
$453.5K
$396.8K – $529.1K
NOI $31,746 @ 7.0% cap · market cap 21.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
27
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated kitchens and bathrooms serve two units, each with separate utility service and laundry hookups.
Where is this duplex located?
The property is located at 121 Park St. Potsdam, NY.
What is the asking price?
The asking price for this property is $149,500.
What are key features of this property?
This property features: 1,828‑square‑foot duplex with one 3‑bedroom, 1‑bath unit and one 2‑bedroom, 1‑bath unit; Updated kitchens and bathrooms in both units; Two furnaces and 2 electric water heaters
