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    Versatile Commercial/Residential Flex Space Title is generated by Realmo AI

    668 Noyes Road, Potsdam, NY 13676

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    Claim this Listing
    For Sale
    $460,000

    COMMERCIAL - Potsdam, NY

    Property size:
    8,000 SF
    Lot size:
    2.00 Acres
    Price / SF:
    $57/SF
    Added:
    Mar 31, 2026
    Days on Market:
    59
    Last Refresh:
    May 28 at 5:06 pm

    Property Features for 668 Noyes Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking features
    Carport, Covered, Garage
    Security features
    Security
    Interior features
    9 ft.+ ceilings, Security features
    Exterior features
    Outdoor lights, Storage/out-building(s), Underground storage tank
    Fencing
    Privacy
    Standard status
    Active
    APN
    90.002-1-12.131
    Size
    8,000 SF
    Lot size
    2.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6108

    Utilities

    Water source
    Well

    Building Details

    Year built
    2016
    Building materials
    Metal siding
    Roof type
    Metal
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Nicole Hayes
    Nicole Hayes

    Listing agent Nicole Hayes License #10371201806

    Listing office Grasse River Real Estate, LLC 4 E Main St., Canton, NY

    Listing date Mar 31, 2026

    MLS# 52481

    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.

    HighLights

    • Great Location near Schools
    • Newly Renovated Kitchen
    • Spacious Backyard perfect for entertaining
    • Hardwood Floors throughout
    • Stainless Steel Appliances included
    • Move‑in Ready Condition

    Overview

    This property offers 6,000 sq ft of main-level space with an additional 2,000 sq ft loft, providing flexibility for residential, commercial, or recreational use. Constructed for performance and efficiency, the property includes in-floor heat and spray foam insulation, with R54 insulation in the ceiling, along with a security system. The open garage space features built-in cabinetry, stainless steel counters, a sink, and a kitchenette. Additional features include a 14 ft overhead door, a private office, a bedroom, a full bathroom, and a dedicated "tire room". The property also has a 16' x 100' concrete RV pad with its own septic system, plus an additional 40 ft of crushed stone for parking or storage. The upstairs loft is currently used as a bike display area and offers potential for additional living space. The property sits on a 2-acre lot in Potsdam, NY. It can be used as a barndominium, business hub, or multi-use investment property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Restaurant Department Store Kitchen & Bath Showroom Accounting Firm Wine and Liquor Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Potsdam
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.990194
    Latitude
    44.608278

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    FAQs

    What type of property is this?
    Flex space - 6,000 sq ft space with 2,000 sq ft loft.
    Where is this flex space located?
    The property is located at 668 Noyes Road Potsdam, NY.
    What is the asking price?
    The asking price for this property is $460,000.
    What are key features of this property?
    This property features: Great Location near Schools; Newly Renovated Kitchen; Spacious Backyard perfect for entertaining
    (315) 212-2361
    We can help!
    Listing Contact
    Nicole Hayes
    Nicole Hayes
    Real Estate License ID: 10371201806
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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