Building Details

Year built 1900

Floors in Building 2

Number of units 2

Flooring type Laminate

Building materials Vinyl siding

Roof type Metal

Architectural style Other

Listing Agency: Fiacco Realty, LLC Show Phone

Listed By: Amanda Fiacco · License #10491212047 Show Phone

Added: Sep 13 Last Checked: Sep 14 at 9:06PM

Report an Issue

MLS# 53385

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 1,200-square-foot, two-story duplex contains two matching one-bedroom, one-bath apartments. Each unit includes an open living room and kitchen arrangement, while the building provides off-street parking. The property was built in 1900 and has vinyl siding, laminate flooring, a metal roof, public water, and cable availability.

Extensive updates include spray-foam insulation, a new roof, siding, windows, flooring, appliances, wiring, plumbing, water heaters, natural gas wall heaters, kitchens, and bathrooms. Each apartment has separate gas and electric metering, with tenants responsible for their own natural gas and electric bills. The property is in Norwood, near Potsdam, Canton, and Hannawa, with restaurants, stores, and shops nearby.

Key Highlights

• Two‑unit duplex with 1,200 square feet of total property size
• Each unit includes 1 bedroom and 1 bathroom
• Separate gas and electric meters for each apartment

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

$6,132

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

4.75%

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%

$122,640 $122.6K

Cap Rate 7%

$87,600 $87.6K

Cap Rate 9%

$68,133 $68.1K

Market Conditions

NOI Build-Up for 1,200 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

$11.1K $9.24/SF

− Vacancy

−$2.3K −$1.94/SF

EGI

$8.8K $7.30/SF

− OpEx

−$2.6K −$2.19/SF

NOI

$6.1K $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%

$122,640

Cap Rate 7%

$87,600

Cap Rate 9%

$68,133

Alternative Uses

Best Use

Multifamily LT 5

$87.6K

$76.7K – $102.2K (±1% cap)

NOI $6,132 @ 7.0% cap · market cap 4.75%

Second Best

Apartment 5plus

$80.2K

$70.2K – $93.6K (±1% cap)

NOI $5,614 @ 7.0% cap · market cap 4.35%

Theoretical Best

Office A

$297.7K

$260.5K – $347.3K (±1% cap)

NOI $20,840 @ 7.0% cap · market cap 16.16%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency HVAC Service Auto Repair Shop Plumbing Service Grocery & Convenience Store Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

112

Businesses Nearby

Explore this area Business Placement

Demographics for 13668, NY

3,248

Population

1,494

Households

2.2

Avg Household Size

45

Median Age

24%

College-Educated

91%

High-School Grad

36.8 sq mi

ZIP Area

88

Density / Sq Mi

$78,286

Median Household Income

$47,527

Median Earnings

$872

Median Rent

$119,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Both apartments offer open layouts, private utility meters, and one bedroom with one bathroom.

Where is this duplex located?

The property is located at 25 Mechanic St Norwood, NY.

What is the asking price?

The asking price for this property is $129,000.

What are key features of this property?

This property features: Two‑unit duplex with 1,200 square feet of total property size; Each unit includes 1 bedroom and 1 bathroom; Separate gas and electric meters for each apartment