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Historic Farmhouse Multifamily

6188 N Main Street Sandy Creek, NY 13145

6188 N Main Street, Sandy Creek, NY, 13145

$370,000

For Sale

$370,000

MULTI_FAMILY - Sandy Creek, NY

Property Size3,272 SF

Lot Size30.81 Acres

Price / SF$113.08

AddedMay 20

Days on Market57

Last RefreshJul 15 at 6:06 am

Property Features for 6188 N Main Street

General Information

Property type: Residential Multi Family
Property subtype: Other
Bedrooms: 3
Rooms: Bedroom 1, Bedroom 2, Basement, Bedroom 3
Parking features: Garage, Driveway
Patio and Porch features: Porch
Interior features: NaturalWoodwork
Exterior features: DirtDriveway, GravelDriveway
Appliances: GasOven, GasRange, GasWaterHeater, Refrigerator
Standard status: Active
APN: 355203-019-015-0002-004-000-0000
Size: 3,272 SF
Lot size: 30.81 Acres

Taxes and HOA fees

Tax Annual Amount: 4693

Utilities

Sewer type: Septic Tank
Heating system: Hot Water(Heating), Baseboard, Natural Gas
Water source: Public

Building Details

Year built: 1850
Floors in Building: 3
Number of units: 6
Flooring type: Vinyl, Varies, Carpet
Building materials: VinylSiding, WoodSiding
Roof type: Metal, Asphalt

Listing agent Karen Peebles License #10301210000

Listing office Berkshire Hathaway HomeServices CNY Realty Watn 10412 US Route 11, Suite 1, Liverpool, NY

Listing date May 20, 2026

MLS# S1683552 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.

Investment Insights

Based on property information with market context.

This historic 1800s farmhouse is currently configured as a multi-family rental property with six total units. Two spacious apartments are located on the main floor, four studio apartments are on the second floor, and there is an additional large unit on the third floor. The home features original interior details including built-ins, warm wood finishes, and French style doors, along with a partially finished attic that may support future expansion or additional living space. The property requires significant updating and restoration, while its character and original features remain prominent.

The property is located at 6188 N Main Street in Sandy Creek, New York, on parcels currently being surveyed with work expected to begin immediately. A large barn on site provides substantial storage, with the layout also supporting workshop or hobby farm use.

An adjoining 4+ acre parcel is available (see MLS# S1683548) and is offered as an option to purchase together with the multi-family property. Advertising signs identified as Lamar signs are located on both parcels and generate approximately $9,000 annually in income.

Key Highlights

1850s farmhouse currently configured as a multi‑family rental with 6 total rental units (2 main‑floor apartments, 4 second‑floor studios, plus a 3rd‑floor unit).
Partially finished attic offers potential for future expansion or additional living space.
Water: public water; sewer: septic tank.

Local Financial Insights For Apartment 5plus

Simulate Cap Rate and NOI

NOI Build-Up

Component	$	$/SF
Gross rent	$48.3k	$14.76
− Vacancy	−$2.7k	−$0.81
EGI	$45.6k	$13.95
− OpEx	−$20.5k	−$6.28
NOI	$25.1k	$7.67

3,272 SF · lease $14.76/SF/yr · vacancy 5.50% · expense 45.00%

Alternative Uses

Best Use

Apartment 5plus

$358.6K

$313.8K – $418.4K (±1% cap)

NOI $25,101 @ 7.0% cap · market cap 6.78%

Second Best

—

no second resolved use

Theoretical Best

Office A

$652.6K

$571.1K – $761.4K (±1% cap)

NOI $45,684 @ 7.0% cap · market cap 12.35%

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

Property Analytics

Property Profile Location Intelligence

Current Use by Public Records

Apartment buildings

Suggested Use

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For sale
Apartment buildings
NY
Sandy Creek
13145
6188 N Main Street

What type of property is this?

Apartment building - Historic 1800s farmhouse offering six rental units plus a partially finished attic and large barn for storage.

Where is this apartment building located?

The property is located at 6188 N Main Street Sandy Creek, NY.

What is the asking price?

The asking price for this property is $370,000.

What are key features of this property?

This property features: 1850s farmhouse currently configured as a multi‑family rental with 6 total rental units (2 main‑floor apartments, 4 second‑floor studios, plus a 3rd‑floor unit).; Partially finished attic offers potential for future expansion or additional living space.; Water: public water; sewer: septic tank.