Two-Unit Duplex with Separate
For Sale
$80,000
389 S Main St., Massena, NY 13662
Both apartments have in-unit laundry and individual driveways.
Property Size1,248 SF
Price / SF$64.10
Days on Market1335
Property Features for 389 S Main St.
General Information
Standard status
Active
Size
1,248 SF
Property subtype
Multi Family Home
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Building Details
Building Size
1,248 SF
Year Built
1920
Stories
2
Units
2
Listing Agency:
Dufrane Real Estate, LLC
(315) 769-2446
Listed By:
Carmen Kenney · License #10401334224
(315) 842-2044
Source:
Dufranerealestate
Added: Mar 6, 2023
Changed: Oct 27
Last Checked: Oct 29 at 7:15PM
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 Dufrane Real Estate, LLC
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Investment Insights
Based on property information with market context.
Built in 1920, this 1,248-square-foot duplex contains two one-bedroom, one-bathroom apartments, one on each floor. The vinyl-sided building has a metal roof, and each apartment includes laundry. Separate driveways serve the two units, with one gravel and one concrete.
Electrical work completed in May 2025 upgraded the home's service to 200 Amp. The downstairs apartment has a 200Amp box, while the upstairs apartment has a 100Amp box.
Electrical work completed in May 2025 upgraded the home's service to 200 Amp. The downstairs apartment has a 200Amp box, while the upstairs apartment has a 100Amp box.
Key Highlights
- Two one‑bedroom, one‑bathroom apartments, arranged one per floor
- 1,248 square feet; built in 1920
- Separate driveways for each apartment: one gravel and one concrete
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$6,377
Cap Rate
7.97%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$127,540
$127.5K
Cap Rate 7%
$91,100
$91.1K
Cap Rate 9%
$70,856
$70.9K
Market Conditions
NOI Build-Up for 1,248 SF
Gross rent
$11.5K $9.24/SF
− Vacancy
−$2.4K −$1.94/SF
EGI
$9.1K $7.30/SF
− OpEx
−$2.7K −$2.19/SF
NOI
$6.4K $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 Rate 5%
$127,540
Cap Rate 7%
$91,100
Cap Rate 9%
$70,856
Alternative Uses
Best Use
Multifamily LT 5
$91.1K
$79.7K – $106.3K
NOI $6,377 @ 7.0% cap · market cap 7.97%
Second Best
Apartment 5plus
$83.4K
$73.0K – $97.3K
NOI $5,839 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$309.6K
$270.9K – $361.2K
NOI $21,673 @ 7.0% cap · market cap 27.09%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
248
Businesses Nearby
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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
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Both apartments have in-unit laundry and individual driveways.
Where is this duplex located?
The property is located at 389 S Main St. Massena, NY.
What is the asking price?
The asking price for this property is $80,000.
What are key features of this property?
This property features: Two one‑bedroom, one‑bathroom apartments, arranged one per floor; 1,248 square feet; built in 1920; Separate driveways for each apartment: one gravel and one concrete
