Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Potsdam Investment Property For Sale Title is generated by Realmo AI

    82 Main St., Potsdam, NY 13676

    View on Map
    Claim this Listing
    For Sale
    $215,000

    MULTI_FAMILY - Potsdam, NY

    Property size:
    3,436 SF
    Price / SF:
    $62/SF
    Added:
    Jan 2, 2025
    Days on Market:
    514
    Last Refresh:
    May 31 at 2:06 pm

    Property Features for 82 Main St.

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    10
    Bathrooms
    3
    Rooms
    Bedroom 6, Bathroom 2, Bathroom 3, Bedroom 4, Bedroom 1, Bedroom 3, Bedroom 9, Bedroom 10, Bedroom 7, Bathroom 1, Bedroom 2, Bedroom 5, Bedroom 8
    Exterior features
    Balcony
    Standard status
    Active
    APN
    64.059-10-38
    Size
    3,436 SF

    Taxes and HOA fees

    Tax Annual Amount
    8909

    Utilities

    Water source
    Public

    Building Details

    Year built
    1880
    Floors in Building
    2
    Number of units
    3
    Flooring type
    Vinyl, Hardwood
    Building materials
    Wood siding

    We can help!

    Listing Contact
    Ariane Palmer
    Ariane Palmer

    Listing agent Ariane Palmer License #10301223927

    Listing office Palmer Realty 29 Main Street, Canton, NY

    Listing date Jan 2, 2025

    MLS# 50777 Listing URL

    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

    • Fully occupied investment property with three income‑producing rental units.
    • Remodeled with new electrical and plumbing.
    • Prime location in Potsdam.
    • Diverse unit layouts: two 4‑bedroom, one‑bathroom units; and one 2‑bedroom, one‑bathroom unit.
    • Ample off‑street parking.
    • On‑site laundry facilities.

    Overview

    This fully occupied investment property is located in the middle of Potsdam on a corner lot. The building has been remodeled with new electrical and plumbing. The property contains three income-producing rental units. One unit features four bedrooms and one full bathroom, along with an open living room and kitchen. The second unit also has four bedrooms and one bathroom. The third unit includes two bedrooms and one bathroom. Additional features include ample space for off-street parking and on-site laundry facilities. The property offers excellent income potential for investors. The building size is 3,436 square feet.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $31.7k $9.24
    − Vacancy −$6.7k −$1.94
    EGI $25.1k $7.30
    − OpEx −$7.5k −$2.19
    NOI $17.6k $5.11
    3,436 SF · lease $9.24/SF/yr · vacancy 21.00% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $250.8K
    $219.5K – $292.6K (±1% cap)
    NOI $17,557 @ 7.0% cap · market cap 8.17%
    Second Best
    Apartment 5plus
    $229.7K
    $201.0K – $267.9K (±1% cap)
    NOI $16,076 @ 7.0% cap · market cap 7.48%
    Theoretical Best
    Office A
    $852.4K
    $745.9K – $994.5K (±1% cap)
    NOI $59,671 @ 7.0% cap · market cap 27.75%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    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
    -74.9764361
    Latitude
    44.6686315

    Nearby Similar for Sale

    • $450,000
      2,787 SF

      High-Visibility Commercial Property with River Views

      Turnkey commercial property with high visibility and flexible potential.
      29 Maple Street, Potsdam, NY 13676
      View Details
    • $1,150,000
      5,129 SF

      Potsdam Commercial Opportunity For Sale

      Prime commercial lots in Potsdam, NY, ideal for development.
      59 Maple Street, Potsdam, NY 13676
      View Details
    • $495,000
      2,832 SF

      Renovated Retail Facility Near Lowe's

      Freestanding, renovated 2,830 SF retail facility on 1-acre lot.
      60 Country Lane, Potsdam, NY 13676
      View Details
    • $495,000
      2,832 SF

      Renovated Retail Facility Near Lowe's

      Freestanding, renovated 2,830 SF retail facility near Lowe's.
      60 Country Lane, Potsdam, NY 13676
      View Details
    • $1,500,000
      9,760 SF

      Commercial Property on State Highway

      89-acre commercial property with retail, warehouse, and parking.
      7364 US Highway 11, Potsdam, NY 13676
      View Details
    • $127,000
      4,310 SF

      Versatile Commercial Building in Potsdam

      Spacious building with flexible zoning in Potsdam's Innovation District.
      49 Elm St., Potsdam, NY 13676
      View Details
    • $700,000
      1,344 SF

      Potsdam Commercial Property with Drive-Through

      High-visibility commercial property with drive-through in Potsdam, New York.
      132 Market St, Potsdam, NY 13676
      View Details
    • $199,000
      18,720 SF

      Potsdam Super Market with Equipment

      Functional supermarket with equipment on leased lot in Potsdam.
      27 Elm Street, Potsdam, NY 13676
      View Details
    • $460,000
      8,000 SF

      Versatile Commercial/Residential Flex Space

      6,000 sq ft space with 2,000 sq ft loft.
      668 Noyes Road, Potsdam, NY 13676
      View Details
    • $460,000
      8,000 SF

      Versatile Commercial/Residential Flex Space

      6,000 sq ft space with 2,000 sq ft loft.
      668 Noyes Road, Potsdam, NY 13676
      View Details
    • $140,000
      1,440 SF

      High-Visibility Commercial Property in Potsdam

      Excellent opportunity for professional or small-business use in Potsdam.
      139 Market Street, Potsdam, NY 13676
      View Details
    • $465,000
      2,960 SF

      Upscale Waterfront 4-Unit Multifamily Property

      Well-maintained, fully occupied 4-unit near universities and hospital.
      23 Pine St., Potsdam, NY 13676
      View Details

    FAQs

    What type of property is this?
    Triplex - Fully occupied triplex in Potsdam with remodeled units and parking.
    Where is this triplex located?
    The property is located at 82 Main St. Potsdam, NY.
    What is the asking price?
    The asking price for this property is $215,000.
    What are key features of this property?
    This property features: Fully occupied investment property with three income‑producing rental units.; Remodeled with new electrical and plumbing.; Prime location in Potsdam.
    (315) 262-6458
    We can help!
    Listing Contact
    Ariane Palmer
    Ariane Palmer
    Real Estate License ID: 10301223927
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    82 Main St., Potsdam, NY 13676
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!