Three-Unit Property With
New
For Sale
$229,000
211 State Highway 72, Potsdam, NY 13676
MULTIFAMILY, 2 Story, Three family, Potsdam, NY
Property Size3,849 SF
Lot Size2.30 Acres
Price / SF$59.50
Days on Market1
Property Features for 211 State Highway 72
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 5, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 4
Parking features
Driveway, Garage - Detached, Garage
Patio and Porch features
Deck, Porch
Exterior features
Balcony, Covered porch, Deck
Fencing
Partial
Lot features
Irregular, Trees
Directions
From Potsdam take State Highway 56 towards Hannawa, then take a left onto State Highway 72 and the home will be on the left.
Subdivision
ST LAWRENCE
Standard status
Active
APN
PART OF 77.001-1-31
Size
3,849 SF
Lot size
2.30 Acres
Taxes and HOA fees
Tax Annual Amount
3200
Utilities
Utilities
Cable Available
Water source
Well
Amenities
covered front porch
upper deck
balcony
fenced-in area
Building Details
Year built
1950
Floors in Building
2
Number of units
3
Flooring type
Carpet
Building materials
Vinyl siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Fiacco Realty, LLC
(315) 854-7529
Listed By:
Amanda Fiacco · License #10491212047
(315) 261-9809
Added: Sep 14
Last Checked: Sep 14 at 2:06PM
MLS# 53388
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 three-unit property contains 3,849 square feet on approximately 2.3 acres in Potsdam. The main residence includes two apartments, while a third apartment is positioned above the garage. Unit layouts include kitchens with pantries, living and dining areas, bedrooms, full bathrooms, and in-unit washer and dryer connections. The upper apartment also includes a bonus room, walk-in closet, and attached garage stall. All appliances convey with the property.
Exterior features include a covered front porch, enclosed porch, upper deck, balcony, paved driveway, partial fencing, and a 3-car garage. Each apartment has its own garage stall. The property is served by a well, has cable available, and features vinyl siding with a shingle roof. It is located on State Highway 72 in Potsdam and falls within the Parishville School District, with nearby access to Potsdam, Colton, Hannawa, and Canton.
Exterior features include a covered front porch, enclosed porch, upper deck, balcony, paved driveway, partial fencing, and a 3-car garage. Each apartment has its own garage stall. The property is served by a well, has cable available, and features vinyl siding with a shingle roof. It is located on State Highway 72 in Potsdam and falls within the Parishville School District, with nearby access to Potsdam, Colton, Hannawa, and Canton.
Key Highlights
- 3,849‑square‑foot triplex on approximately 2.3 acres
- Three separate apartments with individual garage stalls
- 3‑car garage, paved driveway, covered porch, deck, and balcony
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
$19,667
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
8.59%
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%
$393,340
$393.3K
Cap Rate 7%
$280,957
$281.0K
Cap Rate 9%
$218,522
$218.5K
Market Conditions
NOI Build-Up for 3,849 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
$35.6K $9.24/SF
− Vacancy
−$7.5K −$1.94/SF
EGI
$28.1K $7.30/SF
− OpEx
−$8.4K −$2.19/SF
NOI
$19.7K $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%
$393,340
Cap Rate 7%
$280,957
Cap Rate 9%
$218,522
Alternative Uses
Best Use
Multifamily LT 5
$281.0K
$245.8K – $327.8K
NOI $19,667 @ 7.0% cap · market cap 8.59%
Second Best
Apartment 5plus
$257.3K
$225.1K – $300.1K
NOI $18,008 @ 7.0% cap · market cap 7.86%
Theoretical Best
Office A
$954.9K
$835.5K – $1.11M
NOI $66,843 @ 7.0% cap · market cap 29.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
6
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
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Three separate apartments with individual garage access, outdoor areas, and flexible residential layouts.
Where is this triplex located?
The property is located at 211 State Highway 72 Potsdam, NY.
What is the asking price?
The asking price for this property is $229,000.
What are key features of this property?
This property features: 3,849‑square‑foot triplex on approximately 2.3 acres; Three separate apartments with individual garage stalls; 3‑car garage, paved driveway, covered porch, deck, and balcony
