Four-Building Self-Storage
For Sale
$950,000
6281 US-11, Canton, NY 13617
COMMERCIAL - Canton, NY
Property Size13,863 SF
Lot Size1.77 Acres
Price / SF$68.53
Days on Market82
Property Features for 6281 US-11
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
3
Bathrooms
4
Rooms
Bedroom 2, Bathroom 4, Bedroom 3, Bathroom 3, Bathroom 2, Bedroom 1, Bathroom 1
Elementary school district
Canton Central School District
Middle school district
Canton Central School District
High school district
Canton Central School District
Directions
Heading east out of Canton on US-11, property is 2 miles out of town on the left.
Subdivision
ST LAWRENCE
Standard status
Active
APN
75.003-1-11.2
Size
13,863 SF
Lot size
1.77 Acres
Taxes and HOA fees
Tax Annual Amount
13375
Building Details
Year built
1990
Listing Agency:
Frazer Real Estate LLC
(315) 742-0922
Listed By:
Lindsey Frazer · License #10301223927
(315) 262-4580
Added: Jun 8
Changed: Aug 12
Last Checked: Aug 28 at 6:06AM
MLS# 52884
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 self-storage property includes four drive-up buildings with more than 8,000 square feet of combined rentable space. Occupancy is currently above 90%. The property also includes a 13,863-square-foot mixed-use building with a retail component and three upgraded residential apartments. The retail space is occupied by a long-term tenant, and the mixed-use building is fully occupied.
The 1.77-acre property is located at 6281 US-11 in Canton, NY, just outside the Village of Canton. Its position along US Highway 11 provides direct route exposure. Built in 1990, the site combines self-storage, retail, and residential components within one commercial property.
The 1.77-acre property is located at 6281 US-11 in Canton, NY, just outside the Village of Canton. Its position along US Highway 11 provides direct route exposure. Built in 1990, the site combines self-storage, retail, and residential components within one commercial property.
Key Highlights
- Four drive‑up self‑storage buildings
- More than 8,000 square feet of combined rentable storage space
- Current self‑storage occupancy above 90%
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
$64,860
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
6.83%
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%
$1,297,200
$1.3M
Cap Rate 7%
$926,571
$926.6K
Cap Rate 9%
$720,667
$720.7K
Market Conditions
NOI Build-Up for 13,863 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
$151.4K $10.92/SF
− Vacancy
−$33.5K −$2.41/SF
EGI
$117.9K $8.51/SF
− OpEx
−$53.1K −$3.83/SF
NOI
$64.9K $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%
$1,297,200
Cap Rate 7%
$926,571
Cap Rate 9%
$720,667
Alternative Uses
Best Use
Retail
$2.52M
$2.20M – $2.94M
NOI $176,262 @ 7.0% cap · market cap 18.55%
Second Best
Self Storage
$1.84M
$1.61M – $2.14M
NOI $128,560 @ 7.0% cap · market cap 13.53%
Theoretical Best
Office A
$3.44M
$3.01M – $4.01M
NOI $240,750 @ 7.0% cap · market cap 25.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
27
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
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Drive-up units are paired with an occupied mixed-use building containing retail and residential space.
Where is this self storage facility located?
The property is located at 6281 US-11 Canton, NY.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Four drive‑up self‑storage buildings; More than 8,000 square feet of combined rentable storage space; Current self‑storage occupancy above 90%
