Mixed-Use Property in Canton,
For Sale
$385,000
13/15 Hodskin Street, Canton, NY 13617
COMMERCIAL - Canton, NY
Property Size6,600 SF
Price / SF$58.33
Days on Market92
Property Features for 13/15 Hodskin Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
9
Full bathrooms
9
Rooms
Bathroom 7, Bathroom 8, Bathroom 3, Bathroom 4, Bathroom 5, Bathroom 6, Bathroom 2, Bathroom 1, Bathroom 9
Lot features
Adj Pub/ Priv Open Area
Elementary school district
Canton Central School District
Middle school district
Canton Central School District
High school district
Canton Central School District
Directions
From Main Street, turn right onto Hodskins Street (One Way Street). Property is on the left. Street parking is available as well as public parking across the street and the back of the property.
Subdivision
ST LAWRENCE
Standard status
Active
APN
88.034-4-16
Size
6,600 SF
Taxes and HOA fees
Tax Annual Amount
5777
Utilities
Utilities
Cable Available
Water source
Public
Building Details
Year built
1890
Floors in Building
2
Building materials
Wood siding
Roof type
Shingle, Metal, Shake
Architectural style
Other
Listing Agency:
Palmer Realty
(315) 742-8100
Listed By:
Ariane Palmer · License #10491211743
(315) 262-6458
Added: Apr 30
Changed: Jun 18
Last Checked: Jul 30 at 1:06PM
MLS# 52659
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 mixed-use property is located in the historic district of Canton, New York. The building contains 8 apartments and two ground-level commercial spaces. The apartments consist of 3 studio and 5 one-bedroom units, each equipped with full bathrooms and kitchenettes. The commercial storefronts benefit from visibility and foot traffic, suitable for retail, office, or service-based businesses. The property offers income potential due to its location and versatility.
Key Highlights
- Mixed‑use building in Canton's historic district with 8 apartments plus 2 ground‑level commercial storefronts
- Apartment mix includes 3 studio units and 5 one‑bedroom units, each with full bathrooms and kitchenettes
- Two occupied ground‑level commercial spaces
Financial Insights For Apartment 5plus
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 | $72.1k | $10.92 |
| − Vacancy | −$15.9k | −$2.41 |
| EGI | $56.1k | $8.51 |
| − OpEx | −$25.3k | −$3.83 |
| NOI | $30.9k | $4.68 |
6,600 SF · lease $10.92/SF/yr · vacancy 22.10% · expense 45.00%
Alternative Uses
Best Use
Mixed Use
$636.4K
$556.9K – $742.5K
NOI $44,550 @ 7.0% cap · market cap 11.57%
Second Best
Apartment 5plus
$441.1K
$386.0K – $514.7K
NOI $30,879 @ 7.0% cap · market cap 8.02%
Theoretical Best
Office A
$1.64M
$1.43M – $1.91M
NOI $114,618 @ 7.0% cap · market cap 29.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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
Properties on Market for Mixed-use properties in St. Lawrence County
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with apartments and commercial spaces in Canton's historic district.
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: Mixed‑use building in Canton's historic district with 8 apartments plus 2 ground‑level commercial storefronts; Apartment mix includes 3 studio units and 5 one‑bedroom units, each with full bathrooms and kitchenettes; Two occupied ground‑level commercial spaces
