Duplex With
For Sale
$149,000
Pending
46 Parker Ave, Massena, NY 13662
MULTIFAMILY, 2 Story, Early American, Massena, NY
Property Size1,973 SF
Days on Market69
Property Features for 46 Parker Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 3, Bathroom 1, Bedroom 4, Family Room, Bedroom 2, Bathroom 2, Bedroom 3
Parking features
Garage, Driveway
Patio and Porch features
Deck, Patio
Interior features
Ceiling fan(s), Kitchen isle, Modern kitchen, Pantry
Exterior features
Deck, Enclosed patio, Storage/out-building(s)
Fencing
Fenced
Fireplace
1
Lot features
Landscaping, Level lot
Directions
From 37 in Massena, turn onto Parker Ave at Dairy Queen intersection. Go through stop sign and #46 will be third on the left.
Subdivision
ST LAWRENCE
Standard status
Pending
APN
9.067-12-18
Size
1,973 SF
Taxes and HOA fees
Tax Annual Amount
3549
Utilities
Water source
Public
Amenities
gas fireplace
enclosed front entry
den
mudroom
enclosed back porch
fenced backyard
back deck
laundry area
storage room
attic
workshop
storage shed
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Carpet, Hardwood, Laminate
Building materials
Vinyl siding
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Trego Realty Group, LLC
(315) 705-5542
Listed By:
Elizabeth Trego · License #10491210659
(315) 842-0266
Added: Jul 9
Changed: Sep 13
Last Checked: Sep 15 at 3:06AM
MLS# 53050
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 two-story duplex, built in 1920, contains 1,973 square feet across two separate apartments. The first-floor residence includes two bedrooms, two full bathrooms, a double living room with a gas fireplace, a den, mudroom, enclosed entry, laundry area, and basement storage. The upper unit has two bedrooms, one full bathroom, a kitchen, living room, and an alcove suited to office, reading, or play space. Attic access adds further storage.
Exterior improvements include a deck, enclosed porch, fenced backyard, and separate storage shed. The former garage is configured as a workshop with an additional rear room and could be returned to garage use. The property has vinyl siding, a shingle roof, public water, and driveway access at 46 Parker Ave in Massena, NY 13662.
Exterior improvements include a deck, enclosed porch, fenced backyard, and separate storage shed. The former garage is configured as a workshop with an additional rear room and could be returned to garage use. The property has vinyl siding, a shingle roof, public water, and driveway access at 46 Parker Ave in Massena, NY 13662.
Key Highlights
- Two‑story duplex with 1,973 square feet
- First‑floor unit includes 2 bedrooms and 2 full bathrooms
- Second‑floor apartment offers 2 bedrooms and 1 full bathroom
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
$10,081
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
6.77%
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%
$201,620
$201.6K
Cap Rate 7%
$144,014
$144.0K
Cap Rate 9%
$112,011
$112.0K
Market Conditions
NOI Build-Up for 1,973 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
$18.2K $9.24/SF
− Vacancy
−$3.8K −$1.94/SF
EGI
$14.4K $7.30/SF
− OpEx
−$4.3K −$2.19/SF
NOI
$10.1K $5.11/SF
Area
St. Lawrence County, NY
Vacancy
21.00%
Lease Rate
$9.24 /SF/Yr
Expense Ratio
30.00%
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%
$201,620
Cap Rate 7%
$144,014
Cap Rate 9%
$112,011
Alternative Uses
Best Use
Multifamily LT 5
$144.0K
$126.0K – $168.0K
NOI $10,081 @ 7.0% cap · market cap 6.77%
Second Best
Apartment 5plus
$131.9K
$115.4K – $153.9K
NOI $9,231 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$489.5K
$428.3K – $571.1K
NOI $34,264 @ 7.0% cap · market cap 23.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
562
Businesses Nearby
Explore this area
Business Placement
Demographics for 13662, NY
15,814
Population
7,785
Households
2
Avg Household Size
44
Median Age
24%
College-Educated
89%
High-School Grad
89.2 sq mi
ZIP Area
177
Density / Sq Mi
$56,987
Median Household Income
$38,535
Median Earnings
$712
Median Rent
$118,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-apartment property with flexible living areas, outdoor space, and substantial storage.
Where is this duplex located?
The property is located at 46 Parker Ave Massena, NY.
What is the asking price?
The asking price for this property is $149,000.
What are key features of this property?
This property features: Two‑story duplex with 1,973 square feet; First‑floor unit includes 2 bedrooms and 2 full bathrooms; Second‑floor apartment offers 2 bedrooms and 1 full bathroom
