Flex Warehouse with
For Sale
$1,500,000
7364 US Highway 11, Potsdam, NY 13676
COMMERCIAL - Potsdam, NY
Property Size9,760 SF
Lot Size89.00 Acres
Price / SF$153.69
Days on Market321
Property Features for 7364 US Highway 11
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
commercial
Bathrooms
3
Half bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bathroom 1
Parking features
Driveway
Lot features
Level lot, Wetlands
Elementary school district
Potsdam Central School District
Middle school district
Potsdam Central School District
High school district
Potsdam Central School District
Directions
Route 11 South from Walmart, property is .5 miles on left side. Formerly Steve's RV
Subdivision
ST LAWRENCE
Standard status
Active
APN
64.003-2-25
Size
9,760 SF
Lot size
89.00 Acres
Taxes and HOA fees
Tax Annual Amount
12596
Utilities
Water source
Well
Building Details
Year built
2001
Floors in Building
1
Building materials
Metal siding, Vinyl siding
Roof type
Metal
Architectural style
Other
Listing Agency:
Trego Realty Group, LLC
(315) 705-5542
Listed By:
Donna Bonno · License #10301223867
(315) 222-3740
Added: Oct 12, 2025
Changed: Aug 7
Last Checked: Aug 28 at 11:06AM
MLS# 52015
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 commercial flex property combines a finished reception and office/retail area with an adjacent warehouse. The office portion includes multiple offices, three half bathrooms, ample closet space, and a break room with kitchenette. A full basement is also included, with an overhead door for convenient storage access. The warehouse portion is sized for loading and storage and features two oversized overhead doors.
The property is located along a heavily traveled state highway and is described as having prominent visibility and accessibility. Additional site features include an oversized parking lot and a garage/warehouse with extra height from its prior use as an RV dealership.
The overall site totals approximately 89 acres and is zoned for commercial purposes. A woodlot is located to the rear of the property, and wetlands are present as indicated.
The property is located along a heavily traveled state highway and is described as having prominent visibility and accessibility. Additional site features include an oversized parking lot and a garage/warehouse with extra height from its prior use as an RV dealership.
The overall site totals approximately 89 acres and is zoned for commercial purposes. A woodlot is located to the rear of the property, and wetlands are present as indicated.
Key Highlights
- Over 89 acres on a heavily traveled state highway with an estimated daily traffic count of 9,170 vehicles
- Finished retail/office building with 2,880 SF plus a full basement with an overhead door for storage access
- Warehouse space of over 6,800 SF with two oversized overhead doors
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
$106,199
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
7.08%
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%
$2,123,980
$2.1M
Cap Rate 7%
$1,517,129
$1.5M
Cap Rate 9%
$1,179,989
$1.2M
Market Conditions
NOI Build-Up for 9,760 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
$175.7K $18.00/SF
− Vacancy
−$12.3K −$1.26/SF
EGI
$163.4K $16.74/SF
− OpEx
−$57.2K −$5.86/SF
NOI
$106.2K $10.88/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,123,980
Cap Rate 7%
$1,517,129
Cap Rate 9%
$1,179,989
Alternative Uses
Best Use
Flex RnD
$1.52M
$1.33M – $1.77M
NOI $106,199 @ 7.0% cap · market cap 7.08%
Second Best
Warehouse
$1.04M
$914.3K – $1.22M
NOI $73,141 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$2.42M
$2.12M – $2.82M
NOI $169,496 @ 7.0% cap · market cap 11.30%
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
62
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Includes a finished office/retail area and adjacent warehouse with two oversized overhead doors.
Where is this flex space located?
The property is located at 7364 US Highway 11 Potsdam, NY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Over 89 acres on a heavily traveled state highway with an estimated daily traffic count of 9,170 vehicles; Finished retail/office building with 2,880 SF plus a full basement with an overhead door for storage access; Warehouse space of over 6,800 SF with two oversized overhead doors
