Income-Producing Duplex in Potsdam,
86 Main St. Potsdam, NY 13676
86 Main St., Potsdam, NY, 13676
$175,000
For Sale
$175,000
MULTI_FAMILY - Potsdam, NY
Property Size1,872 SF
Price / SF$93.48
Days on Market681
Property Features for 86 Main St.
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 5
- Bathrooms
- 3
- Rooms
- Bathroom 3, Bedroom 5, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 3
- Standard status
- Active
- APN
- 64.059-10-37
- Size
- 1,872 SF
Taxes and HOA fees
- Tax Annual Amount
- 4283
Utilities
- Utilities
- Cable Available
Building Details
- Year built
- 1882
- Floors in Building
- 2
- Number of units
- 2
Listing Agency
Nikki Coates & Associates LLC
(315) 265-4303
30 Main St., Potsdam, NY
Listed by
Nikki Coates · License #10491202119
(315) 265-4303
Added: Sep 7, 2024 Checked: Jul 19 at 5:06 pm
MLS# 50371
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.
Investment Insights
Based on property information with market context.
This well-maintained property features a five-bedroom, one-and-a-half-bath unit, plus a studio apartment with a separate entrance. It has a history of generating income in a residential neighborhood. The property offers the flexibility to continue its use as a student rental or for an owner to occupy one unit and rent out the other. The property includes spacious rooms, a bay window, a curved staircase, an updated kitchen, a first-floor bedroom and bath, laundry facilities, and ample parking. Originally constructed in 1882, updates have given it an effective date of 1960. As a rental, tenants are responsible for all utilities. The property is within walking distance to Clarkson University, SUNY Potsdam, the co-op, and downtown Potsdam. The main house is currently leased to tenants through May 31, 2027. The property size is 1872 square feet.
Key Highlights
- 5‑bedroom home with 1.5 baths plus a studio apartment with a separate entrance
- Separate‑use studio apartment offers flexibility to live in one unit and rent out the other
- Bay window and curved staircase, with a first‑floor bedroom and bath
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 | $17.3k | $9.24 |
| − Vacancy | −$3.6k | −$1.94 |
| EGI | $13.7k | $7.30 |
| − OpEx | −$4.1k | −$2.19 |
| NOI | $9.6k | $5.11 |
1,872 SF · lease $9.24/SF/yr · vacancy 21.00% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$136.6K
$119.6K – $159.4K
NOI $9,565 @ 7.0% cap · market cap 5.47%
Second Best
Apartment 5plus
$125.1K
$109.5K – $146.0K
NOI $8,758 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$464.4K
$406.4K – $541.8K
NOI $32,510 @ 7.0% cap · market cap 18.58%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Well-maintained duplex near Clarkson & SUNY, ideal for rental income.
Where is this duplex located?
The property is located at 86 Main St. Potsdam, NY.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 5‑bedroom home with 1.5 baths plus a studio apartment with a separate entrance; Separate‑use studio apartment offers flexibility to live in one unit and rent out the other; Bay window and curved staircase, with a first‑floor bedroom and bath
