Updated Duplex with Private
For Sale
$165,000
19 Douglas, Massena, NY 13662
MULTIFAMILY, 2 Story, Multiunit, Traditional, Two family, Massena, NY
Property Size1,450 SF
Price / SF$113.79
Days on Market348
Property Features for 19 Douglas
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
1
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 5, Bedroom 6, Bathroom 1, Bedroom 4, Bedroom 7, Bedroom 1, Bedroom 8, Bedroom 3, Bathroom 2, Kitchen
Parking features
Assigned, Carport, Driveway
Patio and Porch features
Deck, Patio
Interior features
Built-in features, Ceiling fan(s), Gourmet kitchen, Large closet, Modern kitchen, Natural wood, Pantry
Exterior features
Balcony, Covered patio, Deck, Outdoor lights, Patio, Storage/out-building(s), Utility building
Fencing
Fenced
Lot features
Landscaping, Level lot, Trees
Directions
From East Orvis: turn onto Douglas and the duplex will be on the left. (their is no sign)
Subdivision
ST LAWRENCE
Standard status
Active
APN
9.067-5-18
Size
1,450 SF
Taxes and HOA fees
Tax Annual Amount
3170
Utilities
Utilities
Cable Available
Water source
Public
Amenities
private entrance
modern kitchens
updated bathrooms
hardwood floors
decks
gazebo
storage shed
workshop area
laundry
extra shower
Building Details
Year built
1945
Floors in Building
2
Number of units
2
Flooring type
Laminate, Carpet, Carpet - Full, Wood floors, Hardwood
Building materials
Vinyl siding
Roof type
Metal
Architectural style
Other
Additional Structures
Storage
Listing Agency:
1st Class Realty Group
(315) 769-2500
Listed By:
Diana Dufresne · License #10371202021
(315) 769-7533
Added: Oct 19, 2025
Changed: Sep 17
Last Checked: Oct 1 at 7:06PM
MLS# 52052
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 1,450-square-foot duplex, built in 1945, provides two separate units with individual entrances, modern kitchens featuring cherry cabinetry and appliances, updated bathrooms, spacious interiors, and hardwood flooring. Recent improvements include a metal roof, new furnace, fresh interior paint, and inspected plumbing.
The lower level adds a workshop, laundry area, and an extra shower. Exterior features include multiple decks, a gazebo, storage shed, fencing, a carport, and driveway parking. Public water service is in place, and cable is available. The property is within walking distance of downtown Massena, restaurants, shops, and Alcoa, with libraries, parks, museums, Clarkson University, SUNY Potsdam, and SUNY Canton within driving distance. It is currently configured as a duplex and is also described as convertible to a single-family residence.
The lower level adds a workshop, laundry area, and an extra shower. Exterior features include multiple decks, a gazebo, storage shed, fencing, a carport, and driveway parking. Public water service is in place, and cable is available. The property is within walking distance of downtown Massena, restaurants, shops, and Alcoa, with libraries, parks, museums, Clarkson University, SUNY Potsdam, and SUNY Canton within driving distance. It is currently configured as a duplex and is also described as convertible to a single-family residence.
Key Highlights
- 1,450‑square‑foot duplex with two separate units
- Private entrances for each unit
- Metal roof and new furnace
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
$7,409
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
4.49%
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%
$148,180
$148.2K
Cap Rate 7%
$105,843
$105.8K
Cap Rate 9%
$82,322
$82.3K
Market Conditions
NOI Build-Up for 1,450 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
$13.4K $9.24/SF
− Vacancy
−$2.8K −$1.94/SF
EGI
$10.6K $7.30/SF
− OpEx
−$3.2K −$2.19/SF
NOI
$7.4K $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 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%
$148,180
Cap Rate 7%
$105,843
Cap Rate 9%
$82,322
Alternative Uses
Best Use
Multifamily LT 5
$105.8K
$92.6K – $123.5K
NOI $7,409 @ 7.0% cap · market cap 4.49%
Second Best
Apartment 5plus
$96.9K
$84.8K – $113.1K
NOI $6,784 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$359.7K
$314.8K – $419.7K
NOI $25,181 @ 7.0% cap · market cap 15.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
559
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with modern kitchens, private access, outdoor amenities, and a finished basement utility area.
Where is this duplex located?
The property is located at 19 Douglas Massena, NY.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: 1,450‑square‑foot duplex with two separate units; Private entrances for each unit; Metal roof and new furnace
