Mixed-Use Property with
For Sale
$249,000
32 Elm Street, Potsdam, NY 13676
COMMERCIAL - Potsdam, NY
Property Size3,864 SF
Price / SF$64.44
Days on Market181
Property Features for 32 Elm Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
7
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 5, Bedroom 7, Bedroom 6, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 2
Parking features
Driveway
Patio and Porch features
Porch
Interior features
9 ft.+ ceilings, Fire sprinkler system, Open floor plan
Exterior features
Outdoor lights, Porch
Lot features
A corner lot, Level lot
Elementary school district
Potsdam Central School District
Middle school district
Potsdam Central School District
High school district
Potsdam Central School District
Directions
On the corner of Elm Street, Lawrence Ave, and Leroy Street in the Village of Potsdam.
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.059-12-14
Size
3,864 SF
Taxes and HOA fees
Tax Annual Amount
7569
Utilities
Utilities
Cable Available
Water source
Public
Amenities
wrap-around paved drive
high ceilings
original moldings
double staircases
fully equipped kitchen
laundry room
in-floor heating
Building Details
Year built
1900
Floors in Building
2
Building materials
Vinyl siding, Wood siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
O'Brien Properties, LLC
(315) 244-5746
Listed By:
Lisa O'Brien · License #10491212419
(315) 244-5746
Added: Feb 19
Changed: Aug 17
Last Checked: Aug 19 at 7:06PM
MLS# 52363
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 3,864-square-foot mixed-use property combines flexible commercial space with a separate 1,000-square-foot apartment. The main structure is currently arranged as a student rental with open-concept double living rooms, a kitchen, laundry room, half bath, and four to five bedrooms with a full bath upstairs. Original moldings and doors, high ceilings, expansive rooms, and double staircases add architectural character. Recent improvements include a high-efficiency natural gas furnace, updated electrical circuitry, updated windows, and a fire suppression system.
The property occupies 32 Elm Street in Potsdam, with 217 feet of combined frontage along Elm Street/NY-11B, Lawrence Avenue/US-11, and Leroy Street. A wrap-around paved drive and abundant parking support convenient access. The attached apartment was renovated to the studs in 1995 and includes in-floor heating, updated plumbing and electrical, a main-floor full bath, and two upstairs bedrooms. Public water, cable availability, a shingle roof, and a porch are also included.
The property occupies 32 Elm Street in Potsdam, with 217 feet of combined frontage along Elm Street/NY-11B, Lawrence Avenue/US-11, and Leroy Street. A wrap-around paved drive and abundant parking support convenient access. The attached apartment was renovated to the studs in 1995 and includes in-floor heating, updated plumbing and electrical, a main-floor full bath, and two upstairs bedrooms. Public water, cable availability, a shingle roof, and a porch are also included.
Key Highlights
- 3,864‑square‑foot mixed‑use property with a separate 1,000‑square‑foot apartment
- 217 feet of combined frontage on Elm Street/NY‑11B, Lawrence Avenue/US‑11, and Leroy Street
- Main building includes four to five bedrooms, two living rooms, kitchen, laundry room, and full bath
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
$18,078
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
7.26%
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%
$361,560
$361.6K
Cap Rate 7%
$258,257
$258.3K
Cap Rate 9%
$200,867
$200.9K
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
$42.2K $10.92/SF
− Vacancy
−$9.3K −$2.41/SF
EGI
$32.9K $8.51/SF
− OpEx
−$14.8K −$3.83/SF
NOI
$18.1K $4.68/SF
Area
St. Lawrence County, NY
Vacancy
22.10%
Lease Rate
$10.92 /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%
$361,560
Cap Rate 7%
$258,257
Cap Rate 9%
$200,867
Alternative Uses
Best Use
Office B
$722.9K
$632.5K – $843.4K
NOI $50,603 @ 7.0% cap · market cap 20.32%
Second Best
Retail
$701.8K
$614.1K – $818.8K
NOI $49,129 @ 7.0% cap · market cap 19.73%
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
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial space with an attached apartment, paved drive, parking, and adaptable office or retail potential.
Where is this mixed-use property located?
The property is located at 32 Elm Street 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 with a separate 1,000‑square‑foot apartment; 217 feet of combined frontage on Elm Street/NY‑11B, Lawrence Avenue/US‑11, and Leroy Street; Main building includes four to five bedrooms, two living rooms, kitchen, laundry room, and full bath
