Renovated Mixed-Use
For Sale
$150,000
123 125 Main, Massena, NY 13662
MULTIFAMILY, Two family, Massena, NY
Property Size2,700 SF
Price / SF$55.56
Days on Market96
Property Features for 123 125 Main
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 1, Bedroom 3, Bathroom 3, Bedroom 2, Bedroom 1, Bedroom 4
Parking
6
Parking features
Driveway
Directions
Across from the Via main
Subdivision
ST LAWRENCE
Standard status
Active
APN
9.067-8-29
Size
2,700 SF
Taxes and HOA fees
Tax Annual Amount
3800
Utilities
Water source
Public
Building Details
Year built
1875
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Stone accent, Wood siding
Roof type
Metal, Shingle
Architectural style
Other
Listing Agency:
Paul Post Realty
(315) 769-2414
Listed By:
Timothy P Post · License #30PO0714028
(315) 250-3527
Added: Jun 3
Changed: Sep 4
Last Checked: Sep 6 at 5:06AM
MLS# 52841
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 contains 2,700 square feet within a building constructed in 1875. The interior includes six bedrooms, three bathrooms, and hardwood flooring, with stone accent and wood siding on the exterior. The building has been renovated, and the roof combines metal and shingle materials.
Located in downtown Massena at 123,125 Main, the property is zoned Commercial and served by public water. A driveway provides on-site parking access. Its combination of commercial zoning and residential room count supports a live-work configuration, subject to applicable approvals.
Located in downtown Massena at 123,125 Main, the property is zoned Commercial and served by public water. A driveway provides on-site parking access. Its combination of commercial zoning and residential room count supports a live-work configuration, subject to applicable approvals.
Key Highlights
- 2,700‑square‑foot mixed‑use property in downtown Massena
- Commercial zoning supports a mixed‑use configuration
- Six bedrooms and three bathrooms
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
$13,796
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
9.20%
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%
$275,920
$275.9K
Cap Rate 7%
$197,086
$197.1K
Cap Rate 9%
$153,289
$153.3K
Market Conditions
NOI Build-Up for 2,700 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
$24.9K $9.24/SF
− Vacancy
−$5.2K −$1.94/SF
EGI
$19.7K $7.30/SF
− OpEx
−$5.9K −$2.19/SF
NOI
$13.8K $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%
$275,920
Cap Rate 7%
$197,086
Cap Rate 9%
$153,289
Alternative Uses
Best Use
Mixed Use
$260.4K
$227.8K – $303.8K
NOI $18,225 @ 7.0% cap · market cap 12.15%
Second Best
Multifamily LT 5
$197.1K
$172.5K – $229.9K
NOI $13,796 @ 7.0% cap · market cap 9.20%
Theoretical Best
Office A
$669.8K
$586.1K – $781.5K
NOI $46,889 @ 7.0% cap · market cap 31.26%
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
456
Businesses Nearby
Explore this area
Business Placement
Demographics for 13662, NY
15,814
Population
7,785
Households
2
Avg Household Size
44
Median Age
24%
College-Educated
89%
High-School Grad
89.2 sq mi
ZIP Area
177
Density / Sq Mi
$56,987
Median Household Income
$38,535
Median Earnings
$712
Median Rent
$118,300
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?
Mixed-use property - Commercially zoned building with residential rooms, hardwood flooring, and a driveway.
Where is this mixed-use property located?
The property is located at 123 125 Main Massena, NY.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: 2,700‑square‑foot mixed‑use property in downtown Massena; Commercial zoning supports a mixed‑use configuration; Six bedrooms and three bathrooms
