Commercial Land with Existing
For Sale
$389,000
6593-6595 State Highway 56, Potsdam, NY 13676
COMMERCIAL, Potsdam, NY
Property Size964 SF
Lot Size1.32 Acres
Price / SF$403.53
Days on Market107
Property Features for 6593-6595 State Highway 56
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
PPD
Patio and Porch features
Porch
Exterior features
Porch
Elementary school district
Potsdam Central School District
Middle school district
Potsdam Central School District
High school district
Potsdam Central School District
Directions
From the west, take NY-E to Canton, US-N to Potsdam, turn left onto NY-N, and head north past downtown to find the spot on the right. From the north, take NY-S south through Norfolk; it is on the left before the main shopping strip. From the south, take NY-N north past SUNY Potsdam, go straight through the downtown lights, and look for it on the right past the plazas. From the east, take US-S west, turn right onto NY-N downtown, and head north until it appears on the right.
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.034-4-5
Size
964 SF
Lot size
1.32 Acres
Taxes and HOA fees
Tax Annual Amount
4543
Utilities
Water source
Well
Building Details
Year built
1960
Roof type
Metal
Listing Agency:
Homemore Realty
(315) 323-5729
Listed By:
Ryan Frary
(315) 324-5999
Added: Jun 29
Changed: Oct 5
Last Checked: Oct 13 at 11:06AM
MLS# 53004
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 1.32-acre commercial land parcel includes a 964-square-foot, single-level structure built in 1960. The property has a metal roof, porch, well water source, and paved parking area. Its existing layout supports professional office or retail use, subject to applicable approvals.
Located at 6593-6595 State Highway 56 outside the Potsdam village limits, the site provides 163 feet of direct road frontage. The property is identified within the Highway Development Zoning District and Planned Development Overlay, with PPD zoning. These details provide a defined framework for evaluating the existing building and broader site configuration.
Located at 6593-6595 State Highway 56 outside the Potsdam village limits, the site provides 163 feet of direct road frontage. The property is identified within the Highway Development Zoning District and Planned Development Overlay, with PPD zoning. These details provide a defined framework for evaluating the existing building and broader site configuration.
Key Highlights
- 1.32‑acre commercial land parcel
- 964‑square‑foot single‑level structure built in 1960
- 163 feet of direct road frontage on State Highway 56
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$12,625
Cap Rate
3.25%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$252,500
$252.5K
Cap Rate 7%
$180,357
$180.4K
Cap Rate 9%
$140,278
$140.3K
Market Conditions
NOI Build-Up for 964 SF
Gross rent
$21.7K $22.56/SF
− Vacancy
−$4.9K −$5.10/SF
EGI
$16.8K $17.46/SF
− OpEx
−$4.2K −$4.37/SF
NOI
$12.6K $13.10/SF
Area
St. Lawrence County, NY
Vacancy
22.60%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$252,500
Cap Rate 7%
$180,357
Cap Rate 9%
$140,278
Alternative Uses
Best Use
Office B
$180.4K
$157.8K – $210.4K
NOI $12,625 @ 7.0% cap · market cap 3.25%
Second Best
Retail
$175.1K
$153.2K – $204.3K
NOI $12,257 @ 7.0% cap · market cap 3.15%
Theoretical Best
Office A
$239.2K
$209.3K – $279.0K
NOI $16,741 @ 7.0% cap · market cap 4.30%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Explore this area
Business Placement
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Commercial land - PPD-zoned parcel with paved parking and a single-level building suited to office or retail use.
Where is this commercial land located?
The property is located at 6593-6595 State Highway 56 Potsdam, NY.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: 1.32‑acre commercial land parcel; 964‑square‑foot single‑level structure built in 1960; 163 feet of direct road frontage on State Highway 56
