Freestanding Retail Building with
For Sale
$495,000
60 COUNTRY LN, Potsdam, NY 13676
Renovated freestanding retail building with 12' ceilings, extensive storefront windows, and a wraparound covered patio.
Property Size2,832 SF
Lot Size1.00 Acre
Price / SF$174.79
Days on Market477
Property Features for 60 COUNTRY LN
General Information
Standard status
Active
Size
2,832 SF
Lot size
1.00 Acre
Property subtype
General Commercial
Additional Details
Clear Height
12 ft
Taxes and HOA fees
Annual Taxes
$35,185
Amenities
Central Air
3
Refrigerator
Breakfast Area, Internet Connection
Insulated Door, Insulated Window
Shingle
Covered
Circular Driveway.
Level
209x209
Outdoor Lights. Level, Oversize.
Building Details
Year Built
2005
Year Renovated
2023
Stories
1
Construction
composite (fiber cement) siding
Listing Agency:
O'Brien Properties, LLC
(315) 244-5746
Listed By:
Lisa O'Brien · License #10491212419
(315) 244-5746
Source:
Xome
Added: Apr 30, 2025
Changed: Aug 12
Last Checked: Aug 19 at 5:13AM
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 O'Brien Properties, LLC
Investment Insights
Based on property information with market context.
Freestanding retail facility on a 1-acre lot featuring a fully renovated interior completed down to the studs in 2022–2023, including new major mechanicals and new construction materials. The space is delivered as a wide-open, blank-slate floor plan with 12' ceilings, extensive window line along the front and right façade, and multiple signage options. A wraparound covered patio on the street side provides additional outdoor space for displays or seating.
The building exterior is finished with composite (fiber cement) siding and includes four entrance doors for flexibility, with ample parking on three sides. The property is shadow-anchored by Lowe’s and is positioned for visibility with direct proximity to high-volume traffic, according to the remarks. The 1-acre parcel is being subdivided from a 15-acre tract, and taxes/assessment are currently based on the 15-acre parcel. Plans are available for paved parking and full exterior paint, and there is an option to purchase additional acreage.
The building exterior is finished with composite (fiber cement) siding and includes four entrance doors for flexibility, with ample parking on three sides. The property is shadow-anchored by Lowe’s and is positioned for visibility with direct proximity to high-volume traffic, according to the remarks. The 1-acre parcel is being subdivided from a 15-acre tract, and taxes/assessment are currently based on the 15-acre parcel. Plans are available for paved parking and full exterior paint, and there is an option to purchase additional acreage.
Key Highlights
- Freestanding 2,830 SF retail facility built in 2005 on a 1‑acre level lot
- Fully renovated interior down to the studs in 2022–2023, with all new major mechanicals
- Wide‑open floor plan with 12' ceilings plus extensive front and right‑façade window line
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
$36,008
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
7.27%
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%
$720,160
$720.2K
Cap Rate 7%
$514,400
$514.4K
Cap Rate 9%
$400,089
$400.1K
Market Conditions
NOI Build-Up for 2,832 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
$53.7K $18.96/SF
− Vacancy
−$2.3K −$0.80/SF
EGI
$51.4K $18.16/SF
− OpEx
−$15.4K −$5.45/SF
NOI
$36.0K $12.71/SF
Area
St. Lawrence County, NY
Vacancy
4.20%
Lease Rate
$18.96 /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%
$720,160
Cap Rate 7%
$514,400
Cap Rate 9%
$400,089
Alternative Uses
Best Use
Retail
$514.4K
$450.1K – $600.1K
NOI $36,008 @ 7.0% cap · market cap 7.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$702.6K
$614.8K – $819.7K
NOI $49,182 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
Location Intelligence
Trade Area within ½ mile
126
Businesses Nearby
55k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 35%
Home Improvements & Furnishings 33%
Shops & Services 30%
Beauty & Spa 2%
Price Chopper Supermarkets
Groceries
19,134 visits/mo
0.5 miles
Lowe's
Home Improvements & Furnishings
17,896 visits/mo
0.2 miles
Dollar Tree
Shops & Services
11,137 visits/mo
0.4 miles
Advance Auto Parts
Shops & Services
3,549 visits/mo
0.4 miles
Zoom Tan
Beauty & Spa
1,169 visits/mo
0.4 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Renovated freestanding retail building with 12' ceilings, extensive storefront windows, and a wraparound covered patio.
Where is this retail space located?
The property is located at 60 COUNTRY LN Potsdam, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Freestanding 2,830 SF retail facility built in 2005 on a 1‑acre level lot; Fully renovated interior down to the studs in 2022–2023, with all new major mechanicals; Wide‑open floor plan with 12' ceilings plus extensive front and right‑façade window line
