Duplex With Separate
For Sale
$175,000
Pending
86 Main St., Potsdam, NY 13676
MULTIFAMILY, Potsdam, NY
Property Size1,872 SF
Days on Market727
Property Features for 86 Main St.
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 5, Bedroom 3, Bedroom 4
Directions
86 Main St. is on the left as you head east.
Subdivision
ST LAWRENCE
Standard status
Pending
APN
64.059-10-37
Size
1,872 SF
Taxes and HOA fees
Tax Annual Amount
4283
Utilities
Utilities
Cable Available
Amenities
laundry
Building Details
Year built
1882
Floors in Building
2
Number of units
2
Listing Agency:
Nikki Coates & Associates LLC
Listed By:
Nikki Coates · License #10491202119
(315) 265-4303
Added: Sep 7, 2024
Changed: Sep 3
Last Checked: Sep 3 at 5:06PM
MLS# 50371
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 1,872-square-foot duplex includes a five-bedroom main residence and a studio apartment with its own entrance. The property features spacious rooms, an updated kitchen, a first-floor bedroom and bath, laundry facilities, a bay window, and a curved staircase. Built in 1882, the home has an effective date of 1960 following updates. Tenants in the main residence are in place through 5/31/2027, and occupants pay all utilities under the current rental arrangement.
The property is situated in a residential neighborhood within walking distance of Clarkson, SUNY, a co-op, and downtown Potsdam. Plentiful parking supports both the main residence and studio. The layout can continue as a student rental or accommodate an owner in one living area while the other is leased.
The property is situated in a residential neighborhood within walking distance of Clarkson, SUNY, a co-op, and downtown Potsdam. Plentiful parking supports both the main residence and studio. The layout can continue as a student rental or accommodate an owner in one living area while the other is leased.
Key Highlights
- 1,872 SF duplex with a five‑bedroom main residence and separate‑entry studio apartment
- Main residence leased through 5/31/2027
- Tenants pay all utilities under the current rental arrangement
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
$9,565
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
5.47%
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%
$191,300
$191.3K
Cap Rate 7%
$136,643
$136.6K
Cap Rate 9%
$106,278
$106.3K
Market Conditions
NOI Build-Up for 1,872 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
$17.3K $9.24/SF
− Vacancy
−$3.6K −$1.94/SF
EGI
$13.7K $7.30/SF
− OpEx
−$4.1K −$2.19/SF
NOI
$9.6K $5.11/SF
Area
St. Lawrence County, NY
Vacancy
21.00%
Lease Rate
$9.24 /SF/Yr
Expense Ratio
30.00%
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%
$191,300
Cap Rate 7%
$136,643
Cap Rate 9%
$106,278
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 authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
526
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two connected living areas include a private-entry studio, updated kitchen, laundry, and generous on-site parking.
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: 1,872 SF duplex with a five‑bedroom main residence and separate‑entry studio apartment; Main residence leased through 5/31/2027; Tenants pay all utilities under the current rental arrangement
