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    225 E Orvis St, Unit 1-4 Massena, NY 13662

    Sponsored
    For Sale
    Pending
    $180,000

    MULTI_FAMILY - Other - Massena, NY

    Property size:
    4,096 SF
    Lot size:
    0.16 Acres
    Days on Market:
    3
    Last Refresh:
    Feb 28 at 8:06 am

    Property Features for 225 E Orvis St

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Pending
    Window features
    Drapes
    Rooms
    Bathroom 1, Basement, Bathroom 4, Bathroom 2, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 3, Bedroom 2
    Bedrooms
    4
    Bathrooms
    4
    APN
    405801-009-068-0003-008-000-0000
    Patio and Porch features
    Deck
    Interior features
    WindowTreatments
    Exterior features
    Balcony, Deck
    Accessibility
    Accessible Approach with Ramp
    Appliances
    ElectricWaterHeater
    Size
    4,096 SF
    Lot size
    0.16 Acres

    Utilities

    Heating system
    Electric (Heating), Baseboard
    Water source
    Public

    Building Details

    Year built
    1940
    Floors in Building
    2
    Number of units
    4
    Flooring type
    Vinyl, Laminate, Carpet, Varies
    Building materials
    SprayFoamInsulation, WoodSiding
    Roof type
    Shingle, Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Sloane Kennefick

    Keller Williams Realty Greater Rochester (585) 362-8900

    Listing agent Sloane Kennefick (585) 362-8900 License #10401356419

    Listing date Feb 26, 2026

    MLS# R1605842 Listing URL

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Massena Multifamily Investment Opportunity

    This multifamily property presents a rare investment opportunity. It can be used as a turnkey investment or for owner-occupancy, with rental income from three units offsetting the mortgage. While currently utilized as a residential property, it is located within a commercial zone and is also zoned for commercial use. The property features a new roof, completely replaced in October 2025. It comprises four one-bedroom apartments, each including a living room, kitchen, full bathroom, and bedroom, all maintained in good condition. One apartment has been recently updated with new flooring, refrigerator, bath vanity, kitchen faucet, and toilet. Another apartment has new LVP flooring throughout. Each unit has a private, covered patio or balcony and both front and back entrances, with private parking available in the rear tree-lined parking lot. Two apartments have long-term tenants, while the remaining two (one on the first floor and one on the second floor) are currently unoccupied. All apartments have electric heat with separate meters and individual circuit boxes. Laundry hookups are available. The property includes a full basement accessed only by the owner. Located in the village of Massena, it is near the Canadian border, approximately 5-7 miles from the Seaway International Bridge. The property is within walking distance of restaurants, shops, a laundromat, and a park overlooking the Grasse River. The lot size is 0.16 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Massena
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.8804
    Latitude
    44.931186

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    FAQs

    What type of property is this?
    Quadplex - Four-unit property in commercial zone with new roof and updates.
    Where is this quadplex located?
    The property is located at 225 E Orvis St, Unit 1-4 Massena, NY.
    What is the asking price?
    The asking price for this property is $180,000.
    What are key features of this property?
    This property features: - Rare investment opportunity: turnkey with four apartments, offering rental income potential or owner-occupancy with rental income.; - Brand new roof (complete tear-off replacement in October 2025).; - Located in a Commercial zone, allowing for potential commercial use.
    (585) 362-8900
    Request Owner's contact information
    225 E Orvis St, Unit 1-4 Massena, NY 13662
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    Massena, NY 13662
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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
    225 E Orvis St, Unit 1-4 Massena, NY 13662
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    We can help!
    Listing Contact
    Sloane Kennefick
    Real Estate License ID: 10401356419
    (585) 362-8900
    Learn more
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