Mixed-Use Property with Three
For Sale
$599,999
267 Margaret Street, Plattsburgh, NY 12901
Commercial Sale, Plattsburgh, NY
Property Size6,538 SF
Lot Size0.98 Acres
Price / SF$91.77
Days on Market47
Property Features for 267 Margaret Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Rooms
Laundry Room
Parking features
Driveway, Parking Lot
Interior features
Ceiling Fan(s), Eat-in Kitchen
Fencing
Chain Link
Appliances
Dishwasher, Range, Refrigerator
Elementary school district
Plattsburgh
Middle school district
Plattsburgh
High school district
Plattsburgh
Directions
Located just North of Elm Street
Subdivision
City of Plattsburgh
Standard status
Active
APN
207.11-4-15
Size
6,538 SF
Lot size
0.98 Acres
Taxes and HOA fees
Tax Annual Amount
9436
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1960
Floors in Building
2
Flooring type
Carpet, Tile, Vinyl
Building materials
Brick, Metal Siding, Wood Siding
Roof type
Metal, Asphalt
Listing Agency:
REMAX North Country
(518) 563-1200
Listed By:
Kathy Bennett · License #30BEC514887
(518) 569-5959
Added: Jul 23
Changed: Sep 4
Last Checked: Sep 7 at 2:06PM
MLS# 207947
Copyright © 2026 Adirondack Champlain Valley MLS. 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 mixed-use property combines 6,538 square feet of building area with three fully remodeled apartments and commercial space. The apartments share the same layout and are currently rented, while the commercial component provides an additional income stream. Interior features include eat-in kitchens, ceiling fans, tile, carpet, and vinyl flooring, with ranges, refrigerators, and dishwashers in the apartments. Electric heat serves the building, which was constructed in 1960 with brick, metal siding, and wood siding construction. Asphalt and metal roofing are present, along with a laundry room.
The property occupies 0.98 acres and includes a parking lot, driveway, and chain-link fencing. Public water and public sewer serve the site, and cable is available. The Commercial zoning supports the existing mixed-use configuration. The sizable parcel may accommodate additional apartments or an expansion of the current development, subject to local zoning and approvals.
The property occupies 0.98 acres and includes a parking lot, driveway, and chain-link fencing. Public water and public sewer serve the site, and cable is available. The Commercial zoning supports the existing mixed-use configuration. The sizable parcel may accommodate additional apartments or an expansion of the current development, subject to local zoning and approvals.
Key Highlights
- 6,538‑square‑foot mixed‑use property on 0.98 acres
- Three fully remodeled apartments with the same layout
- Apartments are currently rented
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
$49,623
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
8.27%
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%
$992,460
$992.5K
Cap Rate 7%
$708,900
$708.9K
Cap Rate 9%
$551,367
$551.4K
Market Conditions
NOI Build-Up for 6,538 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
$98.1K $15.00/SF
− Vacancy
−$7.8K −$1.20/SF
EGI
$90.2K $13.80/SF
− OpEx
−$40.6K −$6.21/SF
NOI
$49.6K $7.59/SF
Area
Clinton County, NY
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
45.00%
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%
$992,460
Cap Rate 7%
$708,900
Cap Rate 9%
$551,367
Alternative Uses
Best Use
Mixed Use
$966.7K
$845.9K – $1.13M
NOI $67,668 @ 7.0% cap · market cap 11.28%
Second Best
Multifamily LT 5
$797.4K
$697.8K – $930.3K
NOI $55,820 @ 7.0% cap · market cap 9.30%
Theoretical Best
Office A
$1.80M
$1.58M – $2.10M
NOI $126,157 @ 7.0% cap · market cap 21.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
933
Businesses Nearby
Explore this area
Business Placement
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Remodeled apartments and commercial space create a flexible rental configuration.
Where is this mixed-use property located?
The property is located at 267 Margaret Street Plattsburgh, NY.
What is the asking price?
The asking price for this property is $599,999.
What are key features of this property?
This property features: 6,538‑square‑foot mixed‑use property on 0.98 acres; Three fully remodeled apartments with the same layout; Apartments are currently rented
