Mixed-Use Property in Canton,
13/15 Hodskin Street Canton, NY 13617
For Sale
$385,000
COMMERCIAL - Canton, NY
Property Size6,600 SF
Price / SF$58.33
Days on Market86
Property Features for 13/15 Hodskin Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Bathrooms
- 9
- Rooms
- Bathroom 7, Bathroom 8, Bathroom 3, Bathroom 4, Bathroom 5, Bathroom 6, Bathroom 2, Bathroom 1, Bathroom 9
- Standard status
- Active
- APN
- 88.034-4-16
- Size
- 6,600 SF
Taxes and HOA fees
- Tax Annual Amount
- 5777
Utilities
- Utilities
- Cable Available
- Water source
- Public
Building Details
- Year built
- 1890
- Floors in Building
- 2
- Building materials
- Wood siding
- Roof type
- Shingle, Metal, Shake
- Architectural style
- Other
Listing Agency:
Palmer Realty
(315) 742-8100
Listed By:
Ariane Palmer · License #10491211743
(315) 262-6458
Added: Apr 30
Changed: Jun 18
Last Checked: Jul 24 at 12:06AM
MLS# 52659
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 is located in the historic district of Canton, New York. The building contains 8 apartments and two ground-level commercial spaces. The apartments consist of 3 studio and 5 one-bedroom units, each equipped with full bathrooms and kitchenettes. The commercial storefronts benefit from visibility and foot traffic, suitable for retail, office, or service-based businesses. The property offers income potential due to its location and versatility.
Key Highlights
- Mixed‑use building in Canton's historic district with 8 apartments plus 2 ground‑level commercial storefronts
- Apartment mix includes 3 studio units and 5 one‑bedroom units, each with full bathrooms and kitchenettes
- Two occupied ground‑level commercial spaces
Financial Insights For Apartment 5plus
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 | $72.1k | $10.92 |
| − Vacancy | −$15.9k | −$2.41 |
| EGI | $56.1k | $8.51 |
| − OpEx | −$25.3k | −$3.83 |
| NOI | $30.9k | $4.68 |
6,600 SF · lease $10.92/SF/yr · vacancy 22.10% · expense 45.00%
Alternative Uses
Best Use
Mixed Use
$636.4K
$556.9K – $742.5K
NOI $44,550 @ 7.0% cap · market cap 11.57%
Second Best
Apartment 5plus
$441.1K
$386.0K – $514.7K
NOI $30,879 @ 7.0% cap · market cap 8.02%
Theoretical Best
Office A
$1.64M
$1.43M – $1.91M
NOI $114,618 @ 7.0% cap · market cap 29.77%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Mixed-use properties
FAQs
What type of property is this?
Mixed-use property - Mixed-use property with apartments and commercial spaces in Canton's historic district.
Where is this mixed-use property located?
The property is located at 13/15 Hodskin Street Canton, NY.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Mixed‑use building in Canton's historic district with 8 apartments plus 2 ground‑level commercial storefronts; Apartment mix includes 3 studio units and 5 one‑bedroom units, each with full bathrooms and kitchenettes; Two occupied ground‑level commercial spaces
