389 S Main St. Massena, NY 13662
COMMERCIAL - Massena, NY
Property Features for 389 S Main St.
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Bedrooms
- 2
- Bathrooms
- 2
- Rooms
- Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 2
- Parking features
- Driveway
- Patio and Porch features
- Porch
- Interior features
- Built-in features, Walk-in closet(s)
- Exterior features
- Porch
- Standard status
- Active
- APN
- 9.083-4-12
- Size
- 1,248 SF
Taxes and HOA fees
- Tax Annual Amount
- 2583
Utilities
- Utilities
- Cable Available
- Water source
- Public
Building Details
- Year built
- 1920
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Vinyl, Carpet, Laminate
- Building materials
- Vinyl siding
- Roof type
- Metal
- Architectural style
- Other
Listing agent Carmen Kenney License #10401334224 (315) 842-2044
Listing office Dufrane Real Estate, LLC 235 Main St., Massena, NY (315) 769-2446
Listing date Mar 6, 2023
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.
The home is located at 389 S Main St. in Massena, NY, in St. Lawrence County. The property includes two separate driveways, one gravel and one concrete, providing independent access for each apartment.
For buyers looking for an owner-occupied or investment starter, the layout supports independent living between the downstairs and upstairs units. Each apartment includes laundry, and the electrical service has been updated as of May 2025, with a 200-amp service upgrade to the home. The downstairs apartment includes a 200-amp electrical box, while the upstairs apartment includes a 100-amp box. Overall, it’s a compact duplex configuration designed around two self-contained rental spaces with practical day-to-day amenities.
Key Highlights
- Two‑unit apartment home built in 1920 with a 1‑bedroom/1‑bath unit on each floor
- Separate driveways for each unit: one gravel and one concrete
- Vinyl siding exterior with a metal roof
Local Financial Insights For Multifamily LT 5
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 | $11.5k | $9.24 |
| − Vacancy | −$2.4k | −$1.94 |
| EGI | $9.1k | $7.30 |
| − OpEx | −$2.7k | −$2.19 |
| NOI | $6.4k | $5.11 |
