Commercial Land With Existing Office
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 Market57
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:
Frary Asset Management, dba Homemore Realty
(315) 323-5729
Listed By:
Ryan Frary
(315) 323-5729
Added: Jun 29
Changed: Aug 10
Last Checked: Aug 24 at 1:06PM
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 improvements feature a metal roof and porch, with a well serving as the identified water source. A paved parking area is also present, supporting the property's current office or retail configuration.
Located at 6593-6595 State Highway 56 in Potsdam, 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 shown in the property details. Existing improvements and site features provide a starting point for continued commercial use or future redevelopment planning.
Located at 6593-6595 State Highway 56 in Potsdam, 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 shown in the property details. Existing improvements and site features provide a starting point for continued commercial use or future redevelopment planning.
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 = 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
$12,625
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
3.25%
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%
$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
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
$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 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%
$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.
Property Analytics
Property Profile
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
Market
Vacancy Rate% for Office 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?
Commercial land - PPD-zoned commercial land includes a single-level structure suited to professional 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
