Charming Victorian Home on Corner
For Sale
$199,000
Pending
17 W Orvis Street, Massena, NY 13662
COMMERCIAL - Victorian - Massena, NY
Property Size2,978 SF
Days on Market101
Property Features for 17 W Orvis Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
3
Bathrooms
3
Full bathrooms
1
Half bathrooms
2
Rooms
Bathroom 3, Bathroom 1, Bedroom 1, Bedroom 3, Bathroom 2, Dining Room, Bedroom 2
Parking features
Garage, Garage - Detached
Patio and Porch features
Porch
Interior features
Breakfast bar, Built-in features, Window treatments
Exterior features
Covered porch, Outdoor lights, Swimming Pool
Fireplace
1
Lot features
A corner lot, Level lot, Oversized
Directions
Located on Corner of W. Orvis and Danforth Place. Look for sign.
Subdivision
ST LAWRENCE
Standard status
Pending
APN
9.067-9-1
Size
2,978 SF
Taxes and HOA fees
Tax Annual Amount
5850
Utilities
Utilities
Cable Available
Water source
Public
Amenities
fireplaces
finished attic
above ground pool
wrap around porch
Building Details
Year built
1900
Floors in Building
3
Flooring type
Tile, Carpet, Hardwood, Wood floors
Building materials
Vinyl siding
Roof type
Shingle
Architectural style
Victorian
Listing Agency:
Kassian Real Estate, LLC
(315) 769-0025
Listed By:
Lucille Kassian · License #40KA0346866
(315) 250-2383
Added: May 14
Changed: Aug 4
Last Checked: Aug 22 at 7:06PM
MLS# 52734
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 Victorian home, situated on a corner lot, offers approximately 3,000 square feet of living space. The residence features original woodwork, hardwood flooring, and three fireplaces. The cherry kitchen includes a built-in breakfast bar. There are three bedrooms, one full bath, and two half baths. The finished walk-up attic provides additional bedrooms, a game room, and storage space. Outside, there is an above ground pool and an oversized 2 1/2-car garage. Updates include a 5-year-old roof, vinyl replacement windows, and 200-amp electrical service. A wrap-around front porch enhances the property's appeal. Located within walking distance to Main Street, this property is suitable for use as a bed and breakfast. The property blends classic craftsmanship with modern functionality.
Key Highlights
- Victorian home built in 1900 with approximately 3,000 SF of living space and a corner‑lot setting
- Original woodwork and hardwood flooring plus three fireplaces throughout
- Cherry kitchen with a built‑in breakfast bar
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,458
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.76%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$229,160
$229.2K
Cap Rate 7%
$163,686
$163.7K
Cap Rate 9%
$127,311
$127.3K
Market Conditions
NOI Build-Up for 2,978 SF
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.
Gross rent
$53.6K $18.00/SF
− Vacancy
−$29.5K −$9.90/SF
EGI
$24.1K $8.10/SF
− OpEx
−$12.7K −$4.25/SF
NOI
$11.5K $3.85/SF
Area
St. Lawrence County, NY
Vacancy
55.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$229,160
Cap Rate 7%
$163,686
Cap Rate 9%
$127,311
Alternative Uses
Best Use
Hotel Hospitality
$163.7K
$143.2K – $191.0K
NOI $11,458 @ 7.0% cap · market cap 5.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$738.8K
$646.5K – $862.0K
NOI $51,717 @ 7.0% cap · market cap 25.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
Under-served
Demand for This Use
Explore this area
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Spacious Victorian with original woodwork, suitable for bed and breakfast.
Where is this bed & breakfast located?
The property is located at 17 W Orvis Street Massena, NY.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Victorian home built in 1900 with approximately 3,000 SF of living space and a corner‑lot setting; Original woodwork and hardwood flooring plus three fireplaces throughout; Cherry kitchen with a built‑in breakfast bar
