Quadplex With Covered
For Sale
$169,000
4 Garden Street, Potsdam, NY 13676
MULTIFAMILY, 2 Story, Potsdam, NY
Property Size1,616 SF
Price / SF$104.58
Days on Market189
Property Features for 4 Garden Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 3, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 5, Bedroom 6, Bedroom 7, Bedroom 4, Bedroom 8, Bedroom 2, Bathroom 1
Parking features
Driveway
Patio and Porch features
Porch
Exterior features
Covered porch
Directions
From Market Street make turn onto Garden Street. The property is located on the right hand side.
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.050-7-13
Size
1,616 SF
Taxes and HOA fees
Tax Annual Amount
6027
Utilities
Water source
Public
Building Details
Year built
1904
Floors in Building
2
Number of units
4
Flooring type
Vinyl, Laminate, Wood floors, Carpet
Building materials
Cedar/redwood siding
Roof type
Metal
Architectural style
Other
Listing Agency:
County Seat Realty
(315) 386-5400
Listed By:
Doreen L Radway · License #10401254330
(315) 212-5629
Added: Mar 10
Changed: Sep 14
Last Checked: Sep 14 at 7:06PM
MLS# 52414
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 quadplex includes two buildings on one lot with four bathrooms and eight bedrooms across 1,616 square feet. The property dates to 1904 and features cedar/redwood siding, a metal roof, public water, vinyl, laminate, wood, and carpet flooring, plus a covered porch. Exterior painting has recently been completed, while the units have been cleaned and painted.
All four units are occupied, and the property has an established rental history. A driveway provides off-street parking. The location is close to downtown Potsdam, a hospital, and schools. Tenant notice is required for access.
All four units are occupied, and the property has an established rental history. A driveway provides off-street parking. The location is close to downtown Potsdam, a hospital, and schools. Tenant notice is required for access.
Key Highlights
- Four‑unit quadplex with 8 bedrooms and 4 bathrooms
- Two buildings situated on one lot
- 1,616 square feet; built in 1904
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
$8,257
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
4.89%
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%
$165,140
$165.1K
Cap Rate 7%
$117,957
$118.0K
Cap Rate 9%
$91,744
$91.7K
Market Conditions
NOI Build-Up for 1,616 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
$14.9K $9.24/SF
− Vacancy
−$3.1K −$1.94/SF
EGI
$11.8K $7.30/SF
− OpEx
−$3.5K −$2.19/SF
NOI
$8.3K $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%
$165,140
Cap Rate 7%
$117,957
Cap Rate 9%
$91,744
Alternative Uses
Best Use
Multifamily LT 5
$118.0K
$103.2K – $137.6K
NOI $8,257 @ 7.0% cap · market cap 4.89%
Second Best
Apartment 5plus
$108.0K
$94.5K – $126.0K
NOI $7,561 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$400.9K
$350.8K – $467.7K
NOI $28,064 @ 7.0% cap · market cap 16.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
803
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Quadplex - Occupied four-unit property with two buildings, driveway parking, and convenient access to downtown, a hospital, and schools.
Where is this quadplex located?
The property is located at 4 Garden Street Potsdam, NY.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: Four‑unit quadplex with 8 bedrooms and 4 bathrooms; Two buildings situated on one lot; 1,616 square feet; built in 1904
