Commercial Land with Existing
For Sale
$1,150,000
59 MAPLE ST Unit 59, Potsdam, NY 13676
Two adjoining parcels offer established commercial improvements and substantial road exposure near Clarkson and Potsdam University.
Property Size5,129 SF
Price / SF$224.22
Days on Market220
Property Features for 59 MAPLE ST Unit 59
General Information
Standard status
Active
Size
5,129 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$9,477
Amenities
Other
3
City Road, Public Roads.
Building Details
Year Built
1950
Listing Agency:
RE/MAX North Country
(518) 563-1200
Listed By:
Andre Lacombe · License #10401344480
Source:
Xome
Added: Jan 23
Changed: Aug 30
Last Checked: Aug 30 at 10:24PM
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 RE/MAX North Country
Investment Insights
Based on property information with market context.
This commercial land offering combines two adjoining parcels on Maple Street in Potsdam. The 0.51-acre parcel includes a former service station with 5,129 square feet, while the 1.00-acre parcel contains a 2,400-square-foot retail building. Both properties have frontage on Maple Street and Sandstone Drive, with public road access.
The parcels are positioned near Clarkson and Potsdam University and receive reported daily traffic of over 15,000 vehicles. Property A provides 132 feet on Maple Street and 157 feet on Sandstone Drive; Property B adds 135 feet on Maple Street and 173 feet on Sandstone Drive. The combined site and existing improvements support consideration of retail, restaurant, drug store, or small strip mall uses, subject to applicable approvals.
The parcels are positioned near Clarkson and Potsdam University and receive reported daily traffic of over 15,000 vehicles. Property A provides 132 feet on Maple Street and 157 feet on Sandstone Drive; Property B adds 135 feet on Maple Street and 173 feet on Sandstone Drive. The combined site and existing improvements support consideration of retail, restaurant, drug store, or small strip mall uses, subject to applicable approvals.
Key Highlights
- Two adjacent commercial parcels totaling 1.51 acres
- Property A includes a former service station with 5,129 square feet on 0.51 acre
- Property B contains a 2,400‑square‑foot retail building on 1.00 acre
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
$79,600
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
6.92%
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%
$1,592,000
$1.6M
Cap Rate 7%
$1,137,143
$1.1M
Cap Rate 9%
$884,444
$884.4K
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
$110.8K $21.60/SF
− Vacancy
−$4.7K −$0.91/SF
EGI
$106.1K $20.69/SF
− OpEx
−$26.5K −$5.17/SF
NOI
$79.6K $15.52/SF
Area
St. Lawrence County, NY
Vacancy
4.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,592,000
Cap Rate 7%
$1,137,143
Cap Rate 9%
$884,444
Alternative Uses
Best Use
Specialty Retail
$1.14M
$995.0K – $1.33M
NOI $79,600 @ 7.0% cap · market cap 6.92%
Second Best
Retail
$931.6K
$815.2K – $1.09M
NOI $65,213 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $89,072 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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 adjoining parcels offer established commercial improvements and substantial road exposure near Clarkson and Potsdam University.
Where is this commercial land located?
The property is located at 59 MAPLE ST Unit 59 Potsdam, NY.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Two adjacent commercial parcels totaling 1.51 acres; Property A includes a former service station with 5,129 square feet on 0.51 acre; Property B contains a 2,400‑square‑foot retail building on 1.00 acre
