Add Listing
    For Sale
    • For Sale
    • For Lease
    • Sold
    • Property Lookup
    • Brokers
    The Largest CRE Database in the US with Over 1 Million Listings

    13/15 Hodskin Street Canton, NY 13617

    View on Map
    Claim this Listing
    New
    For Sale
    $385,000

    COMMERCIAL - Canton, NY

    Added:
    Apr 30, 2026
    Days on Market:
    1
    Last Refresh:
    Apr 30 at 8:06 pm

    Property Features for 13/15 Hodskin Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    9
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5
    Standard status
    Active
    APN
    88.034-4-16

    Utilities

    Heating system
    Forced Air

    Building Details

    Year built
    1890
    Floors in Building
    2
    Building materials
    Wood Siding
    Roof type
    Metal, Shake, Shingle, Wood
    Architectural style
    Other

    We can help!

    Listing Contact
    Ariane Palmer
    Ariane Palmer

    Listing agent Ariane Palmer License #10491211743

    Listing office Palmer Realty 29 Main Street, Canton, NY

    Listing date Apr 30, 2026

    MLS# 52659 Listing URL

    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.

    Overview

    Mixed-Use Property in Canton, NY

    This mixed-use property is located in the heart of Canton's historic district. The building features 8 apartments and two ground-level commercial spaces. The 8 occupied units consist of 3 studio and 5 one-bedroom apartments, each equipped with full bathrooms and kitchenettes. The two occupied ground-level commercial storefronts have visibility and foot traffic, suitable for retail, office, or service-based businesses. The property offers income potential due to its location, versatility.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Canton
    County
    St. Lawrence
    State
    New York
    Longitude
    -75.1713684
    Latitude
    44.5962153

    Nearby Similar for Sale

    • $340,000

      Turnkey Automotive Repair Facility

      Fully operational automotive repair facility with additional rental income potential.
      18 Riverside Drive, Canton, NY 13617
      View Details
    • $459,000
      1,978 SF

      Horse-Friendly Farm Property in Canton

      73.6-acre farm with horse facilities and comfortable living spaces.
      104 Howardville Road, Canton, NY 13617
      View Details
    • $199,900
      3,714 SF

      Victorian Home in Canton, NY

      Victorian-style home with restoration potential in Canton, NY.
      16 Chapel Street, Canton, NY 13617
      View Details
    • $35,000

      Unique Church Building in Canton

      Adaptable 4400 sq ft church with historic features.
      2927 County Route 14, Canton, NY 13617
      View Details
    • $550,000

      Renovated Commercial Building with Lease

      Two-story renovated commercial building with long-term medical tenant.
      23/25 Park St., Canton, NY 13617
      View Details
    • $164,500
      1,512 SF

      Charming Canton Home with Potential

      Move-in ready village home with character and convenient location.
      12 Lincoln Street, Canton, NY 13617
      View Details
    • $299,000

      Mixed-Use Property in Canton, NY

      Mixed-use property near colleges and businesses with residential and commercial spaces.
      5969 US Highway 11, Canton, NY 13617
      View Details
    • $320,000
      6,432 SF

      Historic Victorian Apartment Building in Canton

      Magnificent historic apartment building in Canton, NY with income potential.
      18 W Main Street, Canton, NY 13617
      View Details
    • $415,000

      Historic Mixed-Use Building in Canton

      Two-story commercial building with office, apartment, and retail spaces.
      70 Main Street, Canton, NY 13617
      View Details
    • $350,000

      Historic Victorian Mixed-Use Property

      Victorian property with business, residential, or mixed-use potential.
      5862 USH 11, Canton, NY 13617
      View Details
    • $145,000
      2,492 SF

      Charming Duplex in Morley Hamlet

      Two-unit duplex with historic charm on a one-acre lot.
      7190 CR 27, Canton, NY 13617
      View Details
    • $3,000,000
      12,000 SF

      Profitable Investment Opportunity in Canton

      NNN leased investment property with established Kinney Drugs tenant.
      40 State Highway 310, Canton, NY 13617
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with apartments and commercial spaces in 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: Prime location in the heart of Canton's historic district, offering a charming and walkable environment.; Strong income stability due to a diverse revenue stream from 8 apartments and 2 commercial spaces.; Fully occupied units ensuring immediate income.
    (315) 262-6458
    We can help!
    Listing Contact
    Ariane Palmer
    Ariane Palmer
    Real Estate License ID: 10491211743
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!