Mixed-Use Property With
For Sale
$599,000
9826 Stat Highway 37, Ogdensburg, NY 13669
RESIDENTIAL, 1 story, Ranch, Ogdensburg, NY
Property Size1,654 SF
Lot Size3.20 Acres
Price / SF$362.15
Days on Market104
Property Features for 9826 Stat Highway 37
General Information
Property type
Commercial Sale
Property subtype
Single Family Residence
Bedrooms
3
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 3, Bathroom 1, Bedroom 1
Parking features
Driveway
Exterior features
Storage/out-building(s)
Directions
5 miles N of Ogdensburg on State Highway 37 on the right. Just before Peaceful Living Homes. See signs
Subdivision
ST LAWRENCE
Standard status
Active
APN
038-049-2-6
Size
1,654 SF
Lot size
3.20 Acres
Taxes and HOA fees
Tax Annual Amount
7194
Utilities
Utilities
Cable Available
Water source
Well
Building Details
Year built
1951
Floors in Building
1
Building materials
Wood siding
Roof type
Metal
Architectural style
Ranch
Additional Structures
Storage
Listing Agency:
Davis Lake and River Realty, LLC
Listed By:
Shannon Davis · License #10401264120
(315) 323-2745
Added: Jun 4
Changed: Sep 13
Last Checked: Sep 15 at 6:06AM
MLS# 52858
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 mixed-use property includes a 4,800-square-foot commercial building, a 2,100-square-foot partially heated warehouse, a 21-by-32-foot garage, and an additional storage building. The commercial structure formerly operated as River Myst Winery, while the warehouse provides space for storage, inventory, distribution, or workshop functions. A separate three-bedroom, one-bathroom ranch home is currently used as a rental. The property encompasses 3.2 acres at 9826 State Highway 37 in Ogdensburg, with a driveway, well water, cable availability, wood siding, and a metal roof. Built in 1951, the ranch-style residence adds a residential component to the commercial and storage improvements.
Key Highlights
- 4,800 sq ft commercial building formerly operated as River Myst Winery
- 2,100 sq ft partially heated warehouse
- Three‑bedroom, one‑bathroom ranch home currently used as a rental
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
$17,997
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
3.00%
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%
$359,940
$359.9K
Cap Rate 7%
$257,100
$257.1K
Cap Rate 9%
$199,967
$200.0K
Market Conditions
NOI Build-Up for 1,654 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
$29.8K $18.00/SF
− Vacancy
−$2.1K −$1.26/SF
EGI
$27.7K $16.74/SF
− OpEx
−$9.7K −$5.86/SF
NOI
$18.0K $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%
$359,940
Cap Rate 7%
$257,100
Cap Rate 9%
$199,967
Alternative Uses
Best Use
Flex RnD
$257.1K
$225.0K – $300.0K
NOI $17,997 @ 7.0% cap · market cap 3.00%
Second Best
Warehouse
$177.1K
$154.9K – $206.6K
NOI $12,395 @ 7.0% cap · market cap 2.07%
Theoretical Best
Office A
$410.3K
$359.1K – $478.7K
NOI $28,724 @ 7.0% cap · market cap 4.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 13669, NY
14,990
Population
7,419
Households
2
Avg Household Size
43
Median Age
21%
College-Educated
85%
High-School Grad
101.5 sq mi
ZIP Area
148
Density / Sq Mi
$66,488
Median Household Income
$36,546
Median Earnings
$769
Median Rent
$101,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multiple buildings combine commercial, storage, and residential components on one parcel.
Where is this mixed-use property located?
The property is located at 9826 Stat Highway 37 Ogdensburg, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 4,800 sq ft commercial building formerly operated as River Myst Winery; 2,100 sq ft partially heated warehouse; Three‑bedroom, one‑bathroom ranch home currently used as a rental
