Building Details

Building Size 6,600 SF

Year Built 1890

Stories 2

Listing Agency: Palmer Realty o***@palmerrealtyny.com Show Phone

Listed By: Ariane Palmer · License #10491211743 Show Phone

Source: Davislakeandriverrealty

Added: Apr 30 Changed: Oct 25 Last Checked: Oct 23 at 5:08PM

Report an Issue

Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Palmer Realty

Ask AI about this property

Review the available facts, identify missing information and prepare questions for the agent.

What should I ask the agent before proceeding? What information is missing from this listing?

Investment Insights

Based on property information with market context.

This 6,600-square-foot mixed-use property combines eight apartments with two commercial storefronts at street level. The residential units comprise three studios and five one-bedroom apartments, each with a full bathroom and kitchenette. The building dates to 1890.

Located in Canton's historic district at 13/15 Hodskin Street, the property brings residential and commercial space together in one building. All eight apartments are occupied, and the two ground-floor spaces provide additional commercial area.

Key Highlights

• 6,600‑square‑foot mixed‑use building constructed in 1890
• Eight occupied apartments: 3 studios and 5 one‑bedroom units
• Each apartment includes a full bathroom and kitchenette

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$30,879

Cap Rate

8.02%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$617,580 $617.6K

Cap Rate 7%

$441,129 $441.1K

Cap Rate 9%

$343,100 $343.1K

Is this asking price fair?

Market Conditions

NOI Build-Up for 6,600 SF

Gross rent

$72.1K $10.92/SF

− Vacancy

−$15.9K −$2.41/SF

EGI

$56.1K $8.51/SF

− OpEx

−$25.3K −$3.83/SF

NOI

$30.9K $4.68/SF

Area

St. Lawrence County, NY

Vacancy

22.10%

Lease Rate

$10.92 /SF/Yr

Expense Ratio

45.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$617,580

Cap Rate 7%

$441,129

Cap Rate 9%

$343,100

Alternative Uses

Best Use

Retail

$1.20M

$1.05M – $1.40M (±1% cap)

NOI $83,916 @ 7.0% cap · market cap 21.80%

Second Best

Mixed Use

$636.4K

$556.9K – $742.5K (±1% cap)

NOI $44,550 @ 7.0% cap · market cap 11.57%

Theoretical Best

Office A

$1.64M

$1.43M – $1.91M (±1% cap)

NOI $114,618 @ 7.0% cap · market cap 29.77%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Storefront properties

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Plumbing Service Locksmith Kitchen & Bath Showroom Garden Center Carpet & Flooring Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

8

Residential units

Location Intelligence

Trade Area within ½ mile

530

Businesses Nearby

Explore this area Business Placement

Demographics for 13617, NY

12,083

Population

4,645

Households

2.6

Avg Household Size

29

Median Age

36%

College-Educated

93%

High-School Grad

132.5 sq mi

ZIP Area

91

Density / Sq Mi

$72,652

Median Household Income

$26,397

Median Earnings

$901

Median Rent

$148,900

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Similar For Sale Nearby

See more

Two-Story Mixed-Use Building

70 Main Street, Canton, NY 13617

$415,000

6,144 SF

View details

Self-Storage Facility with Mixed-Use Building

6281 US-11, Canton, NY 13617

$950,000

13,863 SF

View details

Live-Work Property with Private Office

5969 Us Highway 11, Canton, NY 13617

$299,000

1,630 SF

View details

Auto Repair Shop with Lifts

18 Riverside Drive, Canton, NY 13617

$340,000

4,880 SF

View details

Furnished Four-Unit Efficiency Property

441 Old State Rd., Canton, NY 13617

$398,000

2,816 SF

View details

Four-Site Mobile Home Park

6271 US Highway 11, Canton, NY 13617

$69,000

2,880 SF

View details

Duplex with Separate Utility Meters

78 & 80 Miner Street, Canton, NY 13660

$109,000

2,214 SF

View details

Leased Pharmacy NNN Property

40 Hwy 310, Canton, NY 13617

Contact for pricing

12,000 SF

View details

Frequently Asked Questions

What type of property is this?

Mixed-use property - Eight occupied apartments are paired with two ground-floor commercial spaces.

Where is this mixed-use property located?

The property is located at 13/15 Hodskin Street Canton, NY.

What is the asking price?

The asking price for this property is $385,000.

What are key features of this property?

This property features: 6,600‑square‑foot mixed‑use building constructed in 1890; Eight occupied apartments: 3 studios and 5 one‑bedroom units; Each apartment includes a full bathroom and kitchenette