Versatile Canton Property with
For Sale
$147,000
Pending
6230 US Highway 11, Canton, NY 13617
RESIDENTIAL, 1 story, Canton, NY
Property Size2,016 SF
Lot Size7.30 Acres
Days on Market102
Property Features for 6230 US Highway 11
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Dining Room, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 2
Parking features
Driveway
Patio and Porch features
Deck, Porch
Interior features
Breakfast bar, Cathedral ceilings, Open floor plan, Skylight(s)
Exterior features
Deck, Porch, Storage/out-building(s)
Lot features
Adj to Riv/ Str/ Crk, Irregular, Secluded lot, Trees, Wetlands, Wooded
Directions
From US 11: Driveway is directly across from the U-Haul building.
Subdivision
ST LAWRENCE
Standard status
Pending
APN
75.003-1-26.21
Size
2,016 SF
Lot size
7.30 Acres
Taxes and HOA fees
Tax Annual Amount
2183
Building Details
Year built
2001
Floors in Building
1
Flooring type
Laminate, Vinyl, Carpet
Building materials
Vinyl siding
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
County Seat Realty
(315) 386-5400
Listed By:
Gregory Kiah · License #10401353619
(315) 323-2176
Added: May 19
Changed: Aug 19
Last Checked: Aug 28 at 5:06AM
MLS# 52760
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.
Located just outside the village limits of Canton, this property offers a spacious 3-bedroom, 3-bath home situated on 7.3 acres within Canton's commercial zone. The property provides excellent visibility with approximately 370 feet of road frontage, while maintaining a private residential setting. The land includes wooded areas and Tracy Brook flowing through the back corner. The 2016 square foot home features an oversized mudroom/laundry area, a family room, two guest bedrooms, and a full bathroom. The kitchen offers ample floor space, storage, and eat-in seating, flowing into open-concept living areas. A formal dining room and large living room provide additional space. French doors lead from the living room to a private den and expansive primary suite, which includes two separate bathrooms, each with its own closet. One bath features a shower, while the other includes a custom Safe Step jetted tub. Recent updates include new flooring, new carpeting, and fresh paint throughout much of the home. Outside, there is a large deck, a small workshop, a storage shed, and an oversized pole barn. The pole barn offers possibilities for hobbies, storage, or business use.
Key Highlights
- 3‑bedroom, 3‑bath home built in 2001 with an open floor plan, cathedral ceilings, skylights, and breakfast bar
- Set on 7.3 acres with wooded areas and Tracy Brook flowing through the back corner
- Approx. 370 ft of road frontage in Canton’s commercial zone, with the home set back off the road
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
$9,432
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
6.42%
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%
$188,640
$188.6K
Cap Rate 7%
$134,743
$134.7K
Cap Rate 9%
$104,800
$104.8K
Market Conditions
NOI Build-Up for 2,016 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
$22.0K $10.92/SF
− Vacancy
−$4.9K −$2.41/SF
EGI
$17.1K $8.51/SF
− OpEx
−$7.7K −$3.83/SF
NOI
$9.4K $4.68/SF
Area
St. Lawrence County, NY
Vacancy
22.10%
Lease Rate
$10.92 /SF/Yr
Expense Ratio
45.00%
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%
$188,640
Cap Rate 7%
$134,743
Cap Rate 9%
$104,800
Alternative Uses
Best Use
Apartment 5plus
$134.7K
$117.9K – $157.2K
NOI $9,432 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$500.2K
$437.6K – $583.5K
NOI $35,011 @ 7.0% cap · market cap 23.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 13617, NY
12,083
Population
4,645
Households
2.6
Avg Household Size
29
Median Age
36%
College-Educated
93%
High-School Grad
132.5 sq mi
ZIP Area
91
Density / Sq Mi
$72,652
Median Household Income
$26,397
Median Earnings
$901
Median Rent
$148,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Spacious home on 7.3 acres in Canton's commercial zone.
Where is this single family property located?
The property is located at 6230 US Highway 11 Canton, NY.
What is the asking price?
The asking price for this property is $147,000.
What are key features of this property?
This property features: 3‑bedroom, 3‑bath home built in 2001 with an open floor plan, cathedral ceilings, skylights, and breakfast bar; Set on 7.3 acres with wooded areas and Tracy Brook flowing through the back corner; Approx. 370 ft of road frontage in Canton’s commercial zone, with the home set back off the road
