Waterfront Mixed-Use Investment
131 St Lawrence Avenue Waddington, NY 13694
For Sale
$875,000
MULTI_FAMILY - Waddington, NY
Property Size3,840 SF
Price / SF$227.86
Days on Market82
Property Features for 131 St Lawrence Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Rooms
Bedroom 3, Bathroom 4, Bathroom 3, Family Room, Bedroom 1, Bedroom 5, Bedroom 2, Laundry Room, Bedroom 7, Bedroom 4, Bedroom 8, Bathroom 2, Bathroom 1, Bedroom 6
Parking
20
Parking features
Driveway
Patio and Porch features
Porch, Patio
Interior features
Ceiling fan(s), Modern kitchen, Natural wood, Open floor plan, Walk-in closet(s), Window treatments
Exterior features
Balcony, Covered patio, Covered porch, Outdoor lights, Patio, Porch, Storage/out-building(s)
Standard status
Active
APN
21.024-1-2
Size
3,840 SF
Taxes and HOA fees
Tax Annual Amount
7810
Utilities
Utilities
Cable Available
Water source
Public
Water front
1
Building Details
Year built
1986
Floors in Building
2
Number of units
4
Flooring type
Laminate
Building materials
Vinyl siding
Roof type
Shingle
Architectural style
Colonial
Additional Structures
Storage
Listing Agency:
O'Brien Properties, LLC
(315) 244-5746
Listed By:
Lisa O'Brien · License #10491212419
(315) 244-5746
Added: May 8
Changed: Jun 20
Last Checked: Jul 28 at 1:06PM
MLS# 52702
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 in Waddington, NY, 131 St. Lawrence Avenue is a waterfront investment property situated along the St. Lawrence River. The renovated property features 5,760 square feet of heated interior space and includes four versatile units with income potential and deep-water access with a private dock. The property has a furnished 1-bedroom, 1-bath unit operating as an Airbnb, a 2-bedroom, 1-bath apartment with long-term tenants, and a 1-bedroom, 1-bath unit rented monthly to medical professionals. The property also includes commercial space spanning half of the main level and nearly the full lower level, with potential for commercial use, residential conversion, a live-work layout, or use as one large unit. The property has paved parking in both the front and rear. Renovations completed in 2023-2024 include a new roof, updated electrical with four separate meter options, modern PEX plumbing, and new water heaters. Each unit has a natural gas furnace for heating. The property includes 85 feet of level frontage along the St. Lawrence River. The property is located within walking distance of village amenities. The property has potential for a mixed-use waterfront business or a flexible live-and-rent option.
Key Highlights
- 4‑unit property with 5,760 SF of heated interior space, including fully furnished 1 bed/1 bath unit operating as an Airbnb
- 85 ft of level frontage along the St. Lawrence River with deep‑water access and a private dock
- Major renovations completed in 2023‑2024: new roof, updated electrical with four separate meter options, modern PEX plumbing, and new water heaters
Financial Insights For Mixed Use
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 | $46.1k | $12.00 |
| − Vacancy | −$4.6k | −$1.20 |
| EGI | $41.5k | $10.80 |
| − OpEx | −$15.6k | −$4.05 |
| NOI | $25.9k | $6.75 |
3,840 SF · lease $12.00/SF/yr · vacancy 10.00% · expense 37.50%
Alternative Uses
Best Use
Mixed Use
$370.3K
$324.0K – $432.0K
NOI $25,920 @ 7.0% cap · market cap 2.96%
Second Best
Apartment 5plus
$256.7K
$224.6K – $299.4K
NOI $17,966 @ 7.0% cap · market cap 2.05%
Theoretical Best
Office A
$952.7K
$833.6K – $1.11M
NOI $66,687 @ 7.0% cap · market cap 7.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Mixed-use property - Premier waterfront property in Waddington with income potential and river access.
Where is this mixed-use property located?
The property is located at 131 St Lawrence Avenue Waddington, NY.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 4‑unit property with 5,760 SF of heated interior space, including fully furnished 1 bed/1 bath unit operating as an Airbnb; 85 ft of level frontage along the St. Lawrence River with deep‑water access and a private dock; Major renovations completed in 2023‑2024: new roof, updated electrical with four separate meter options, modern PEX plumbing, and new water heaters
