Downtown Mixed-Use
For Sale
$260,000
5 Beal St, Potsdam, NY 13676
Corner property combines office and residential space with off-street parking and an adaptable interior layout.
Property Size2,288 SF
Price / SF$113.64
Days on Market180
Property Features for 5 Beal St
General Information
Standard status
Active
Size
2,288 SF
Property subtype
General Commercial
Units
Unit Mix
1 x 2BR
Multifamily Units
1
Additional Details
Gross Income
$20,400
Taxes and HOA fees
Annual Taxes
$7,566
Amenities
Central Air, Ceiling Fan(s)
3
CBD-Central Business District
Corner Lot.
11 Parking Spaces.
156 x 94
Corner.
Building Details
Year Built
1980
Buildings
1
Stories
1
Listing Agency:
KingOne Properties
(843) 455-2323
Listed By:
Michael King · License #16395
(843) 455-2323
Source:
Xome
Added: Mar 6
Changed: Sep 2
Last Checked: Sep 1 at 3:13PM
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 KingOne Properties
Investment Insights
Based on property information with market context.
This mixed-use building offers 2,288 square feet configured around professional office and residential components. The office area includes a reception space, open work area, two private rooms, a rear office, utility closet, and bathroom. The connected residential portion is a two-story apartment with a living room, dining area, kitchen, two bedrooms, and a full bathroom. The two sections can be separated again with installation of a door.
Located at the corner of Beal and Munson Streets in downtown Potsdam, the property is within the CBD-Central Business District and provides 11 parking spaces. Central air and ceiling fans serve the interior. A new furnace and water heater were installed in 2024. The property is currently leased, with tenants in Year 3 of a 5-year lease, providing an existing income stream while retaining flexibility for future office, residential, or combined use.
Located at the corner of Beal and Munson Streets in downtown Potsdam, the property is within the CBD-Central Business District and provides 11 parking spaces. Central air and ceiling fans serve the interior. A new furnace and water heater were installed in 2024. The property is currently leased, with tenants in Year 3 of a 5-year lease, providing an existing income stream while retaining flexibility for future office, residential, or combined use.
Key Highlights
- 2,288‑square‑foot mixed‑use building with office and residential components
- Corner location at Beal and Munson Streets in downtown Potsdam
- CBD‑Central Business District designation
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
$15,444
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
5.94%
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%
$308,880
$308.9K
Cap Rate 7%
$220,629
$220.6K
Cap Rate 9%
$171,600
$171.6K
Market Conditions
NOI Build-Up for 2,288 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
$27.5K $12.00/SF
− Vacancy
−$2.7K −$1.20/SF
EGI
$24.7K $10.80/SF
− OpEx
−$9.3K −$4.05/SF
NOI
$15.4K $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%
$308,880
Cap Rate 7%
$220,629
Cap Rate 9%
$171,600
Alternative Uses
Best Use
Office B
$428.1K
$374.6K – $499.4K
NOI $29,964 @ 7.0% cap · market cap 11.52%
Second Best
Mixed Use
$220.6K
$193.1K – $257.4K
NOI $15,444 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$567.6K
$496.7K – $662.2K
NOI $39,734 @ 7.0% cap · market cap 15.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
857
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 - Corner property combines office and residential space with off-street parking and an adaptable interior layout.
Where is this mixed-use property located?
The property is located at 5 Beal St Potsdam, NY.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 2,288‑square‑foot mixed‑use building with office and residential components; Corner location at Beal and Munson Streets in downtown Potsdam; CBD‑Central Business District designation
