Mixed-Use Property with
For Sale
$385,000
13/15 Hodskin Street, Canton, NY 13617
COMMERCIAL, Commercial, Canton, NY
Property Size6,600 SF
Price / SF$58.33
Days on Market131
Property Features for 13/15 Hodskin Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
9
Full bathrooms
9
Rooms
Bathroom 1, Bathroom 6, Bathroom 3, Bathroom 7, Bathroom 4, Bathroom 2, Bathroom 8, Bathroom 9, Bathroom 5
Lot features
Adj Pub/ Priv Open Area
Elementary school district
Canton Central School District
Middle school district
Canton Central School District
High school district
Canton Central School District
Directions
From Main Street, turn right onto Hodskins Street (One Way Street). Property is on the left. Street parking is available as well as public parking across the street and the back of the property.
Subdivision
ST LAWRENCE
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
Shake, Metal, Shingle
Architectural style
Other
Listing Agency:
Palmer Realty
(315) 742-8100
Listed By:
Ariane Palmer · License #10491211743
(315) 262-6458
Added: Apr 30
Changed: Sep 6
Last Checked: Sep 7 at 3:06PM
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.
Located at 13/15 Hodskin Street in Canton, NY, this 6,600-square-foot mixed-use property was built in 1890 and includes residential and commercial components. The building contains 8 occupied apartments, comprising 3 studios and 5 one-bedroom units. Each apartment includes a full bathroom and kitchenette.
Two commercial storefronts occupy the ground level, providing space for retail, office, or service-oriented businesses. The property is served by public water, with cable available, and features wood siding. Its placement in Canton’s historic district adds a defined downtown setting for a combination of apartment and storefront uses.
Two commercial storefronts occupy the ground level, providing space for retail, office, or service-oriented businesses. The property is served by public water, with cable available, and features wood siding. Its placement in Canton’s historic district adds a defined downtown setting for a combination of apartment and storefront uses.
Key Highlights
- 6,600‑square‑foot mixed‑use building at 13/15 Hodskin Street
- 8 occupied apartments: 3 studios and 5 one‑bedroom units
- Two ground‑level commercial storefronts
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
$30,879
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
8.02%
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%
$617,580
$617.6K
Cap Rate 7%
$441,129
$441.1K
Cap Rate 9%
$343,100
$343.1K
Market Conditions
NOI Build-Up for 6,600 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
$72.1K $10.92/SF
− Vacancy
−$15.9K −$2.41/SF
EGI
$56.1K $8.51/SF
− OpEx
−$25.3K −$3.83/SF
NOI
$30.9K $4.68/SF
Area
St. Lawrence County, NY
Vacancy
22.10%
Lease Rate
$10.92 /SF/Yr
Expense Ratio
45.00%
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%
$617,580
Cap Rate 7%
$441,129
Cap Rate 9%
$343,100
Alternative Uses
Best Use
Retail
$1.20M
$1.05M – $1.40M
NOI $83,916 @ 7.0% cap · market cap 21.80%
Second Best
Mixed Use
$636.4K
$556.9K – $742.5K
NOI $44,550 @ 7.0% cap · market cap 11.57%
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 authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 13617, NY
12,083
Population
4,645
Households
2.6
Avg Household Size
29
Median Age
36%
College-Educated
93%
High-School Grad
132.5 sq mi
ZIP Area
91
Density / Sq Mi
$72,652
Median Household Income
$26,397
Median Earnings
$901
Median Rent
$148,900
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 - Combines residential units with ground-level commercial space 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: 6,600‑square‑foot mixed‑use building at 13/15 Hodskin Street; 8 occupied apartments: 3 studios and 5 one‑bedroom units; Two ground‑level commercial storefronts
