Building Details

Building Size 2,288 SF

Year Built 1980

Buildings 1

Stories 2

Tenancy Single

Owner Occupied No

Listing Agency: Plumley Real Estate LLC p***@plumleyre.com Show Phone

Listed By: Margaret Sherman · License #10491203087 Show Phone

Source: America1realty

Added: Jun 3 Changed: Oct 22 Last Checked: Oct 23 at 9:32PM

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Investment Insights

Based on property information with market context.

At 5 Beal Street, this 2,288-square-foot mixed-use building combines office space with a two-story, two-bedroom apartment. The office area has a reception room, open workspace, two private rooms, a rear office, utility closet, and bathroom. The apartment includes a living room, dining area, and kitchen on the first floor, with two bedrooms and a full bathroom upstairs. The office and apartment spaces are currently connected; they can be divided again by adding a door. A furnace and water heater were installed in 2024. The building was constructed in 1980 and is zoned CBD-Central Business District.

The property occupies a corner at Beal and Munson Streets in Potsdam and has off-street parking. Tenants are in the fourth year of a five-year lease.

Key Highlights

• 2,288‑square‑foot mixed‑use property with office space and a two‑bedroom apartment
• Tenants are in year 4 of a 5‑year lease
• Office and apartment areas can be separated with the addition of a door

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$15,444

Cap Rate

5.94%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$308,880 $308.9K

Cap Rate 7%

$220,629 $220.6K

Cap Rate 9%

$171,600 $171.6K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,288 SF

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 Rate 5%

$308,880

Cap Rate 7%

$220,629

Cap Rate 9%

$171,600

Alternative Uses

Best Use

Mixed Use

$220.6K

$193.1K – $257.4K (±1% cap)

NOI $15,444 @ 7.0% cap · market cap 5.94%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$567.6K

$496.7K – $662.2K (±1% cap)

NOI $39,734 @ 7.0% cap · market cap 15.28%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Mixed-use properties

Suggested Use

Top Pick Electrical Service (Bike/Boat/Book/etc) Store Barber Shop Carpet & Flooring Store Bakery Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

100%

Occupancy

Single-tenant

Tenancy

Yes

Paved road access

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

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Frequently Asked Questions

What type of property is this?

Mixed-use property - CBD zoning and a layout that can be separated support commercial and residential occupancy.

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: 2,288‑square‑foot mixed‑use property with office space and a two‑bedroom apartment; Tenants are in year 4 of a 5‑year lease; Office and apartment areas can be separated with the addition of a door