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    85 Co Rd Potsdam, NY 13676

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    85 Co Rd Potsdam, NY 13676

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    • Mobile home & RV parks
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Isalis / (Bike/Boat/Book/etc) Store
    • Party City / Party Supply Store / (Bike/Boat/Book/etc) Store
    • Skunk Funk / Big Box & Wholesale Store
    • Carl's Trading Co / Hat Shop
    • Bushka's Kitchen LLC / (Bike/Boat/Book/etc) Store

    Property Details for 85 Co Rd

    Property type
    Mobile home & RV parks

    Description

    This exceptional investment opportunity presents a 32-unit mobile home park located at 85 Co Rd 59, Potsdam, NY 13676, in St. Lawrence County. The property boasts a current occupancy rate of 91.78%, generating a Net Operating Income (NOI) of $48,828, and a current capitalization rate of 9.77%. A pro-forma analysis projects a significantly improved NOI of $76,144 and a pro-forma capitalization rate of 15.23%. The park features 32 sites, each with full hookups. Currently, there are 8 tenant-owned homes (TOH) and 6 park-owned homes (POH), plus one additional unit requiring either demolition or significant repair (this unit is not included in the current rent roll). The property utilizes a well and septic system, and a brand new pump house has recently been installed. Its strategic location offers convenient access to major educational institutions, being only 3.9 miles from Clarkson University and 5 miles from SUNY Potsdam. Potsdam is also known for its highly-rated public school system, making this a desirable location for families. The asking price for this well-maintained mobile home park is $500,000, representing a compelling investment opportunity with significant upside potential. The property is classified as Class B.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Potsdam
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.978
    Latitude
    44.6156

    Comparable in this City

    • Value Estimation by Request
      924 SF

      312 Parishville Rd

      MOBILE HOME PARK, TRAILER PARK • 924 SF
      312 Parishville Rd, Potsdam, NY 13676-4408
      View Details
    • Value Estimation by Request
      840 SF

      80 Flt Rock Rd

      MOBILE HOME PARK, TRAILER PARK • 840 SF
      80 Flt Rock Rd, Potsdam, NY 13676-4116
      View Details
    • Value Estimation by Request
      720 SF

      85 Pumpkin Hl Rd, Unit 87

      MOBILE HOME PARK, TRAILER PARK • 720 SF
      85 Pumpkin Hl Rd, Potsdam, NY 13676-3523
      View Details
    • Value Estimation by Request
      792 SF

      50 Parishville Rd

      MOBILE HOME PARK, TRAILER PARK • 792 SF
      50 Parishville Rd, Potsdam, NY 13676-3486
      View Details
    • Value Estimation by Request
      1,456 SF

      85 County Rte 59

      MOBILE HOME PARK, TRAILER PARK • 1,456 SF
      85 County Rte 59, Potsdam, NY 13676-4409
      View Details
    • Value Estimation by Request
      924 SF

      5508 State Hwy 56

      MOBILE HOME PARK, TRAILER PARK • 924 SF
      5508 State Hwy 56, Potsdam, NY 13676-4410
      View Details

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    85 Co Rd
    Potsdam, NY 13676
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    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
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