Commercial Land with Existing
For Sale
$759,000
59 Maple Street, Potsdam, NY 13676
Commercial Sale, Potsdam, NY
Property Size5,129 SF
Lot Size1.51 Acres
Price / SF$147.98
Days on Market165
Property Features for 59 Maple Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Elementary school district
Potsdam
Middle school district
Potsdam
High school district
Potsdam
Subdivision
Potsdam, Canton
Standard status
Active
APN
64.066-2-3.1, 64.066-2-4
Size
5,129 SF
Lot size
1.51 Acres
Taxes and HOA fees
Tax Annual Amount
9477
Utilities
Sewer type
Public Sewer
Building Details
Year built
1950
Listing Agency:
REMAX North Country
(518) 563-1200
Listed By:
Andre Lacombe · License #10401344480
(518) 534-0760
Added: Mar 7
Changed: Aug 19
Last Checked: Aug 19 at 7:06PM
MLS# 206680
Copyright © 2026 Adirondack Champlain Valley MLS. 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 commercial land offering comprises two adjacent parcels totaling 1.51 acres at 59/61 Maple Street and 53 Maple Street in Potsdam. The sites are zoned Commercial and include public sewer service. Existing improvements include a 5,129-square-foot former service station on the 0.51-acre Property A and a 2,400-square-foot retail building on the 1.00-acre Property B. The structures are included in the offering, although no value has been assigned to them.
The corner location provides exposure along Maple Street and Sandstone Drive, with reported traffic exceeding 15,000 vehicles daily. Property A has 132 feet of Maple Street frontage and 157 feet along Sandstone Drive; Property B contributes 135 feet on Maple Street and 173 feet on Sandstone Drive. Clarkson and Potsdam University are nearby, supporting consideration of retail, restaurant, drug store, or small strip-center uses identified for the parcels.
The corner location provides exposure along Maple Street and Sandstone Drive, with reported traffic exceeding 15,000 vehicles daily. Property A has 132 feet of Maple Street frontage and 157 feet along Sandstone Drive; Property B contributes 135 feet on Maple Street and 173 feet on Sandstone Drive. Clarkson and Potsdam University are nearby, supporting consideration of retail, restaurant, drug store, or small strip-center uses identified for the parcels.
Key Highlights
- Two adjacent Commercial‑zoned parcels totaling 1.51 acres
- Property A: 0.51‑acre site with a 5,129‑square‑foot former service station
- Property B: 1.00‑acre site with a 2,400‑square‑foot retail building
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
$65,213
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
8.59%
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%
$1,304,260
$1.3M
Cap Rate 7%
$931,614
$931.6K
Cap Rate 9%
$724,589
$724.6K
Market Conditions
NOI Build-Up for 5,129 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
$97.2K $18.96/SF
− Vacancy
−$4.1K −$0.80/SF
EGI
$93.2K $18.16/SF
− OpEx
−$27.9K −$5.45/SF
NOI
$65.2K $12.71/SF
Area
St. Lawrence County, NY
Vacancy
4.20%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,304,260
Cap Rate 7%
$931,614
Cap Rate 9%
$724,589
Alternative Uses
Best Use
Retail
$931.6K
$815.2K – $1.09M
NOI $65,213 @ 7.0% cap · market cap 8.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $89,072 @ 7.0% cap · market cap 11.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
524
Businesses Nearby
49k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 66%
Dining 29%
Home Improvements & Furnishings 5%
Sunoco
Shops & Services
15,506 visits/mo
0.2 miles
Mobil
Shops & Services
14,299 visits/mo
0.4 miles
Jreck Subs
Dining
6,376 visits/mo
0.4 miles
Pizza Hut
Dining
5,831 visits/mo
0.5 miles
Evans & White Ace
Home Improvements & Furnishings
2,531 visits/mo
0.3 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Two commercial parcels combine corner positioning, public sewer, and established road exposure near Clarkson and Potsdam University.
Where is this commercial land located?
The property is located at 59 Maple Street Potsdam, NY.
What is the asking price?
The asking price for this property is $759,000.
What are key features of this property?
This property features: Two adjacent Commercial‑zoned parcels totaling 1.51 acres; Property A: 0.51‑acre site with a 5,129‑square‑foot former service station; Property B: 1.00‑acre site with a 2,400‑square‑foot retail building
