Mixed-Use Property with
For Sale
$249,000
32 ELM ST, Potsdam, NY 13676
Flexible commercial and residential layout with a renovated apartment, paved drive, parking, and prominent corner positioning.
Property Size3,864 SF
Price / SF$64.44
Days on Market257
Property Features for 32 ELM ST
General Information
Standard status
Active
Size
3,864 SF
Property subtype
Multi-Family
Site & Location
Road Access
Yes
Utilities to Site
Yes
Additional Details
Sprinkler System
Yes
Taxes and HOA fees
Annual Taxes
$7,569
Amenities
wrap-around paved drive
original moldings and doors
high ceilings
expansive rooms
double staircases
high-efficiency natural gas furnace
updated electrical
updated windows
in-floor heating
3
Shingle
Corner Lot.
Paved Driveway.
Level
217x115x140
Outdoor Lights. Corner, Level.
Building Details
Year Built
1900
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
O'Brien Properties, LLC
(315) 244-5746
Listed By:
Lisa O'Brien · License #10491212419
Source:
Xome
Added: Dec 17, 2025
Changed: Aug 30
Last Checked: Aug 31 at 1:08PM
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.
This mixed-use property combines commercial and residential components within a 3,864-square-foot structure built in 1900. The primary space measures 2,864 square feet and includes open-concept living areas, a kitchen, laundry room, half bath, four to five bedrooms, and a full bath. The property is currently used as a student rental. A separate 1,000-square-foot apartment provides two bedrooms, a full bath, in-floor heating, and updated plumbing and electrical systems following a 1995 renovation.
The corner property has 217 feet of combined frontage along Elm Street/NY-11B, Lawrence Avenue/US-11, and Leroy Street. A wrap-around paved drive, parking, outdoor lighting, level topography, and access from multiple streets support both residential and commercial functionality. Building improvements include a high-efficiency natural gas furnace, updated windows, added electrical circuitry, and a fire suppression system. Original moldings, doors, high ceilings, expansive rooms, and double staircases add architectural character.
The corner property has 217 feet of combined frontage along Elm Street/NY-11B, Lawrence Avenue/US-11, and Leroy Street. A wrap-around paved drive, parking, outdoor lighting, level topography, and access from multiple streets support both residential and commercial functionality. Building improvements include a high-efficiency natural gas furnace, updated windows, added electrical circuitry, and a fire suppression system. Original moldings, doors, high ceilings, expansive rooms, and double staircases add architectural character.
Key Highlights
- 3,864‑square‑foot mixed‑use property on a 0.57‑acre site
- 2,864‑square‑foot primary space plus a separate 1,000‑square‑foot apartment
- 217 feet of combined frontage along Elm Street/NY‑11B, Lawrence Avenue/US‑11, and Leroy Street
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
$19,744
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
7.93%
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%
$394,880
$394.9K
Cap Rate 7%
$282,057
$282.1K
Cap Rate 9%
$219,378
$219.4K
Market Conditions
NOI Build-Up for 3,864 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
$35.7K $9.24/SF
− Vacancy
−$7.5K −$1.94/SF
EGI
$28.2K $7.30/SF
− OpEx
−$8.5K −$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%
$394,880
Cap Rate 7%
$282,057
Cap Rate 9%
$219,378
Alternative Uses
Best Use
Mixed Use
$372.6K
$326.0K – $434.7K
NOI $26,082 @ 7.0% cap · market cap 10.47%
Second Best
Multifamily LT 5
$282.1K
$246.8K – $329.1K
NOI $19,744 @ 7.0% cap · market cap 7.93%
Theoretical Best
Office A
$958.6K
$838.8K – $1.12M
NOI $67,104 @ 7.0% cap · market cap 26.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Sprinkler system
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
816
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?
Mixed-use property - Flexible commercial and residential layout with a renovated apartment, paved drive, parking, and prominent corner positioning.
Where is this mixed-use property located?
The property is located at 32 ELM ST Potsdam, NY.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: 3,864‑square‑foot mixed‑use property on a 0.57‑acre site; 2,864‑square‑foot primary space plus a separate 1,000‑square‑foot apartment; 217 feet of combined frontage along Elm Street/NY‑11B, Lawrence Avenue/US‑11, and Leroy Street
