Purpose-Built Veterinary Medical
For Sale
$800,000
5962 State Highway 812, Ogdensburg, NY 13669
COMMERCIAL, Commercial, Ogdensburg, NY
Property Size3,558 SF
Lot Size0.79 Acres
Price / SF$224.85
Days on Market94
Property Features for 5962 State Highway 812
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
15
Parking features
Garage - Attached, Garage, Driveway
Exterior features
Handicapped Entrance, Outdoor lights
Accessibility
Accessible Approach with Ramp
Lot features
A corner lot, Adj Pub/ Priv Open Area, Landscaping, Level lot, Sidewalk
Elementary school district
Ogdensburg City School District
Middle school district
Ogdensburg City School District
High school district
Ogdensburg City School District
Directions
From Ogdensburg, take a left from Rt37, take a slight right turn (about .5 miles), take a right onto Fine Street, turn right onto state street and then turn left. Look for the sign.
Subdivision
ST LAWRENCE
Standard status
Active
APN
59.001-2-51
Size
3,558 SF
Lot size
0.79 Acres
Taxes and HOA fees
Tax Annual Amount
6660
Utilities
Utilities
Cable Available
Water source
Well
Building Details
Year built
1986
Floors in Building
1
Building materials
Vinyl siding
Roof type
Metal
Architectural style
Other
Listing Agency:
Palmer Realty
(315) 742-8100
Listed By:
Ariane Palmer · License #10491211743
(315) 262-6458
Added: Jun 4
Changed: Aug 24
Last Checked: Sep 5 at 12:06AM
MLS# 52849
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.
Investment Insights
Based on property information with market context.
This 3,558-square-foot veterinary medical center occupies a 0.79-acre double lot and was built in 1986. The purpose-built facility includes three exam rooms, a blood draw room, laboratory, operating room, X-ray room, lobby, dog kennels, an enclosed cat room, two offices, a conference room, staff break room, two half bathrooms, and two storage rooms. An attached garage adds on-site utility, while central air conditioning and natural gas heating support year-round operations. The metal roof was installed in 2019.
The property is located at 5962 State Highway 812 in Ogdensburg, minutes from Ogdensburg International Airport and the Canadian Border. Parking is provided through an attached garage and driveway, with marked spaces for clients and staff. An accessible approach with ramp, handicapped entrance, outdoor lighting, vinyl siding, well water, and cable availability are also included.
The property is located at 5962 State Highway 812 in Ogdensburg, minutes from Ogdensburg International Airport and the Canadian Border. Parking is provided through an attached garage and driveway, with marked spaces for clients and staff. An accessible approach with ramp, handicapped entrance, outdoor lighting, vinyl siding, well water, and cable availability are also included.
Key Highlights
- 3,558‑square‑foot veterinary medical facility on a 0.79‑acre double lot
- Three exam rooms plus blood draw, lab, operating, and X‑ray rooms
- Dog kennels and enclosed cat room included
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
$48,148
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
6.02%
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%
$962,960
$963.0K
Cap Rate 7%
$687,829
$687.8K
Cap Rate 9%
$534,978
$535.0K
Market Conditions
NOI Build-Up for 3,558 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
$89.7K $25.20/SF
− Vacancy
−$9.4K −$2.65/SF
EGI
$80.2K $22.55/SF
− OpEx
−$32.1K −$9.02/SF
NOI
$48.1K $13.53/SF
Area
St. Lawrence County, NY
Vacancy
10.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$962,960
Cap Rate 7%
$687,829
Cap Rate 9%
$534,978
Alternative Uses
Best Use
Healthcare Medical
$687.8K
$601.9K – $802.5K
NOI $48,148 @ 7.0% cap · market cap 6.02%
Second Best
Office B
$665.7K
$582.5K – $776.6K
NOI $46,596 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$882.7K
$772.4K – $1.03M
NOI $61,790 @ 7.0% cap · market cap 7.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
211
Businesses Nearby
Explore this area
Business Placement
Demographics for 13669, NY
14,990
Population
7,419
Households
2
Avg Household Size
43
Median Age
21%
College-Educated
85%
High-School Grad
101.5 sq mi
ZIP Area
148
Density / Sq Mi
$66,488
Median Household Income
$36,546
Median Earnings
$769
Median Rent
$101,800
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?
Medical center - Purpose-built clinic with treatment rooms, animal housing, offices, parking, and an attached garage.
Where is this medical center located?
The property is located at 5962 State Highway 812 Ogdensburg, NY.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 3,558‑square‑foot veterinary medical facility on a 0.79‑acre double lot; Three exam rooms plus blood draw, lab, operating, and X‑ray rooms; Dog kennels and enclosed cat room included
