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    Corner Mixed-Use Building Title is generated by Realmo AI

    5 Beal Street, Potsdam, NY 13676

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    New
    For Sale
    $260,000

    COMMERCIAL - Potsdam, NY

    Property size:
    2,288 SF
    Price / SF:
    $113/SF
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for 5 Beal Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CBD-Central Business Dist
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking
    11
    Interior features
    Ceiling fan(s), Skylight(s)
    Standard status
    Active
    APN
    64.058-8-20
    Size
    2,288 SF

    Taxes and HOA fees

    Tax Annual Amount
    7566

    Utilities

    Utilities
    Cable Available
    Water source
    Public

    Building Details

    Year built
    1980
    Floors in Building
    2
    Building materials
    Vinyl siding, Wood siding
    Architectural style
    Other

    We can help!

    Listing Contact
    Margaret Sherman

    Listing agent Margaret Sherman License #10491203087

    Listing office Plumley Real Estate LLC 6558 SH 56, Potsdam, NY

    Listing date Jun 3, 2026

    MLS# 51347

    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.

    HighLights

    • Corner property on Beal and Munson Streets in Potsdam, built in 1980
    • Mixed‑use building: originally a professional office plus a separate 2‑bedroom apartment (can be separated again with a door)
    • Currently leased at $1,700/month with tenants starting Year 4 of a 5‑year lease
    • Office side includes reception, spacious open office, two smaller private rooms, a large rear office, and a bathroom off the reception area
    • Apartment features first‑floor living room, dining area, and kitchen; second‑floor two bedrooms with a full bathroom between them
    • New furnace and water heater installed in 2024; vinyl and wood siding; skylights and ceiling fans; cable available; public water

    Overview

    This corner mixed-use building at 5 Beal Street in Potsdam features office space and a separate two-bedroom apartment within the same structure. The office portion includes a reception area, a spacious open office, two smaller private rooms that are currently used as DJ booths, a large rear office, and a bathroom located just off the reception area. A utility closet houses a new furnace and water heater installed in 2024. The residential component is a two-story apartment with a first-floor living room, dining area, and kitchen, plus two bedrooms upstairs with a full bathroom between them. The layout was originally designed as an office and a separate apartment, and the spaces can be separated again with the addition of a door.

    Positioned on the corner of Beal and Munson Streets, the property offers ample off-street parking and is located in the CBD-Central Business District. The building is currently leased for $1,700 per month, and the tenants have just begun Year 4 of a 5-year lease.

    For tenants, buyers, or operators seeking a flexible downtown asset, the property’s mixed setup supports both professional office use and residential income under one roof. The existing configuration is ready for immediate occupancy, while the ability to re-separate the office and apartment offers additional long-term adaptability for future planning within the CBD-Central Business District.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Potsdam
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.985381
    Latitude
    44.671225

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    FAQs

    What type of property is this?
    Mixed-use property - Downtown mixed-use property combines office space and a two-bedroom apartment with ample off-street parking.
    Where is this mixed-use property located?
    The property is located at 5 Beal Street 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: Corner property on Beal and Munson Streets in Potsdam, built in 1980; Mixed‑use building: originally a professional office plus a separate 2‑bedroom apartment (can be separated again with a door); Currently leased at $1,700/month with tenants starting Year 4 of a 5‑year lease
    (315) 212-2977
    We can help!
    Listing Contact
    Margaret Sherman
    Real Estate License ID: 10491203087
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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