Wellness & Practitioner Space with
For Sale
$1,299,000
46 NY-68, Colton, NY 13625
COMMERCIAL - Colton, NY
Property Size10,000 SF
Lot Size7.90 Acres
Price / SF$129.90
Days on Market18
Property Features for 46 NY-68
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
10
Bathrooms
8
Rooms
Bedroom 7, Bathroom 8, Bedroom 9, Bathroom 3, Bathroom 6, Bedroom 5, Bathroom 1, Bathroom 4, Bedroom 4, Bedroom 8, Bedroom 10, Bedroom 1, Bathroom 7, Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 5, Bedroom 6
Parking features
Garage
Patio and Porch features
Porch, Deck
Interior features
9 ft.+ ceilings, Ceiling fan(s), Open floor plan
Exterior features
Deck, Outdoor lights, Porch, Storage/out-building(s)
Elementary school district
Colton-Pierrepont Central School District
Middle school district
Colton-Pierrepont Central School District
High school district
Colton-Pierrepont Central School District
Directions
From Potsdam take NY-56 9.6 Miles, turn right onto NY-68, in 0.2 miles the destination is on your right. From Canton take NY-68 for 11.8 miles, the destination will be on your left.
Subdivision
ST LAWRENCE
Standard status
Active
APN
105.038-2-7.11
Size
10,000 SF
Lot size
7.90 Acres
Taxes and HOA fees
Tax Annual Amount
13241
Utilities
Utilities
Cable Available
Water source
Public
Amenities
pond
auxiliary structures
open lawns
commercial kitchen
residential kitchen
multiple gathering and dining areas
Building Details
Year built
2015
Floors in Building
2
Building materials
Wood siding
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
The Reynolds Group of Lake Placid
(518) 418-7747
Listed By:
Brooks Reynolds
(518) 418-7747
Added: Jul 21
Changed: Aug 4
Last Checked: Aug 7 at 8:06AM
MLS# 53094
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.
Set on beautifully maintained grounds in Colton, New York, this mixed-use commercial and residential property operates as an established wellness and practitioner space. The building offers a highly functional interior layout with seven full bathrooms, one half bath, and five en-suite practitioner spaces. It also includes a separate commercial kitchen plus a residential kitchen with custom cabinetry and artisan-crafted wood details, along with multiple gathering and dining areas with seating capacity for approximately 30 guests. Interior finishes and features include an open floor plan and 9 ft.+ ceilings.
Outdoor amenities include a pond, deck and porch, outdoor lights, and storage/out-building(s). The exterior is wood siding with a shingle roof, and there is garage parking. Utilities include cable available and public water.
Built in 2015 on 7.9 acres, the property combines an architectural presence with flexible space that can support continued practitioner suites or a transition to other uses that fit the existing wellness-oriented layout and outdoor setting.
Outdoor amenities include a pond, deck and porch, outdoor lights, and storage/out-building(s). The exterior is wood siding with a shingle roof, and there is garage parking. Utilities include cable available and public water.
Built in 2015 on 7.9 acres, the property combines an architectural presence with flexible space that can support continued practitioner suites or a transition to other uses that fit the existing wellness-oriented layout and outdoor setting.
Key Highlights
- 7.9 acres with a pond and maintained outdoor grounds
- 10,000 SF mixed‑use building built in 2015
- Seven full bathrooms plus one half bath and five en‑suite practitioner spaces
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
$67,500
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
5.20%
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%
$1,350,000
$1.4M
Cap Rate 7%
$964,286
$964.3K
Cap Rate 9%
$750,000
$750.0K
Market Conditions
NOI Build-Up for 10,000 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
$120.0K $12.00/SF
− Vacancy
−$12.0K −$1.20/SF
EGI
$108.0K $10.80/SF
− OpEx
−$40.5K −$4.05/SF
NOI
$67.5K $6.75/SF
Area
St. Lawrence County, NY
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,350,000
Cap Rate 7%
$964,286
Cap Rate 9%
$750,000
Alternative Uses
Best Use
Office B
$1.87M
$1.64M – $2.18M
NOI $130,961 @ 7.0% cap · market cap 10.08%
Second Best
Mixed Use
$964.3K
$843.8K – $1.13M
NOI $67,500 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$2.48M
$2.17M – $2.89M
NOI $173,664 @ 7.0% cap · market cap 13.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13625, NY
1,834
Population
1,119
Households
1.6
Avg Household Size
47
Median Age
32%
College-Educated
95%
High-School Grad
54.5 sq mi
ZIP Area
34
Density / Sq Mi
$76,711
Median Household Income
$42,358
Median Earnings
$381
Median Rent
$161,900
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?
Spa & wellness property - Wellness and practitioner space on beautifully maintained grounds with a pond, pond-adjacent outdoor areas, and garage parking.
Where is this spa & wellness property located?
The property is located at 46 NY-68 Colton, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: 7.9 acres with a pond and maintained outdoor grounds; 10,000 SF mixed‑use building built in 2015; Seven full bathrooms plus one half bath and five en‑suite practitioner spaces
