Two-Building Multifamily
For Sale
$169,000
4 Garden Street, Potsdam, NY 13676
MULTI_FAMILY - Potsdam, NY
Property Size1,616 SF
Price / SF$104.58
Days on Market164
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 1, Bathroom 2, Bedroom 6, Bedroom 8, Bathroom 1, Bathroom 4, Bedroom 7, Bedroom 3, Bedroom 5, Bedroom 2, Bathroom 3, Bedroom 4
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
Carpet, Laminate, Vinyl, Wood floors
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: Aug 5
Last Checked: Aug 20 at 4:06AM
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 multifamily property consists of two buildings on one lot, presented as income-producing with all units currently occupied. The exterior of 4 Garden Street has been painted, and the units have been painted and cleaned, described as move-in ready for new tenants. Ample off-street parking is available for residents.
The property is located close to downtown, the hospital, and schools in Potsdam, NY. A 24-hour notice is required to provide tenants sufficient time to prepare for showings.
The offering is structured for an owner who wants an actively generating rental setup, with units already in place and ready for continued occupancy.
The property is located close to downtown, the hospital, and schools in Potsdam, NY. A 24-hour notice is required to provide tenants sufficient time to prepare for showings.
The offering is structured for an owner who wants an actively generating rental setup, with units already in place and ready for continued occupancy.
Key Highlights
- Multi‑family home with 2 buildings on 1 lot; all units currently occupied.
- Priced at $169,000, less than the new assessment of $187,000.
- Exterior includes cedar/redwood siding and a metal roof.
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
$7,561
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
4.47%
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%
$151,220
$151.2K
Cap Rate 7%
$108,014
$108.0K
Cap Rate 9%
$84,011
$84.0K
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
$17.6K $10.92/SF
− Vacancy
−$3.9K −$2.41/SF
EGI
$13.7K $8.51/SF
− OpEx
−$6.2K −$3.83/SF
NOI
$7.6K $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%
$151,220
Cap Rate 7%
$108,014
Cap Rate 9%
$84,011
Alternative Uses
Best Use
Apartment 5plus
$108.0K
$94.5K – $126.0K
NOI $7,561 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
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
Property Profile
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Two buildings on one lot offer occupied, move-in-ready units with off-street parking in Potsdam, NY.
Where is this multifamily property 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: Multi‑family home with 2 buildings on 1 lot; all units currently occupied.; Priced at $169,000, less than the new assessment of $187,000.; Exterior includes cedar/redwood siding and a metal roof.
