Massena Duplex: Investor
For Sale
$139,000
30 McCluskey Avenue, Massena, NY 13662
MULTI_FAMILY - Massena, NY
Property Size2,128 SF
Price / SF$65.32
Days on Market99
Property Features for 30 McCluskey Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 4, Bedroom 6, Bathroom 4, Bathroom 3, Bathroom 2, Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 5
Parking features
Garage - Detached, Garage
Patio and Porch features
Porch
Interior features
Modern kitchen
Exterior features
Covered porch, Outdoor lights
Lot features
Level lot
Directions
Take Main Street down towards South Main and take a right hand turn onto McCluskey Avenue. Building is on the right hand side, no. 30.
Subdivision
ST LAWRENCE
Standard status
Active
APN
9.083-3-30
Size
2,128 SF
Taxes and HOA fees
Tax Annual Amount
3731
Utilities
Utilities
Cable Available
Water source
Public
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet, Tile - Ceramic, Wood floors
Roof type
Shingle
Architectural style
Other
Listing Agency:
Kassian Real Estate, LLC
(315) 769-0025
Listed By:
Lucille Kassian · License #40KA0346866
(315) 250-2383
Added: May 6
Changed: Jun 7
Last Checked: Aug 12 at 6:06AM
MLS# 52695
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 well-maintained multi-family duplex in Massena, NY, presents an opportunity for homeowners and investors. The property is in excellent condition and features two spacious units, each designed for comfort and convenience. Both units include expansive living and dining areas, along with remodeled kitchens equipped with appliances. The main level also features a half bath and laundry area. Upstairs, each unit offers two bedrooms and a full bathroom. The property features hardwood and ceramic tile flooring throughout. Full basements provide ample storage or potential additional space. Each unit is independently equipped with its own breaker panel, forced-air gas furnace, and electric water heater, ensuring separate utilities. A detached two-car garage adds value, along with a covered front porch. The property is 2128 square feet. This duplex is suitable for living in one unit and renting the other, or as a full investment property.
Key Highlights
- Duplex with two units, each with its own breaker panel, forced‑air gas furnace, and electric water heater
- Remodeled kitchens in both units include appliances
- Full basements for each unit, offering storage or potential additional space
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
$10,873
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
7.82%
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%
$217,460
$217.5K
Cap Rate 7%
$155,329
$155.3K
Cap Rate 9%
$120,811
$120.8K
Market Conditions
NOI Build-Up for 2,128 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
$19.7K $9.24/SF
− Vacancy
−$4.1K −$1.94/SF
EGI
$15.5K $7.30/SF
− OpEx
−$4.7K −$2.19/SF
NOI
$10.9K $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%
$217,460
Cap Rate 7%
$155,329
Cap Rate 9%
$120,811
Alternative Uses
Best Use
Multifamily LT 5
$155.3K
$135.9K – $181.2K
NOI $10,873 @ 7.0% cap · market cap 7.82%
Second Best
Apartment 5plus
$142.2K
$124.5K – $165.9K
NOI $9,956 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$527.9K
$462.0K – $615.9K
NOI $36,956 @ 7.0% cap · market cap 26.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
248
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained Massena duplex, ideal for homeowners or investors.
Where is this duplex located?
The property is located at 30 McCluskey Avenue Massena, NY.
What is the asking price?
The asking price for this property is $139,000.
What are key features of this property?
This property features: Duplex with two units, each with its own breaker panel, forced‑air gas furnace, and electric water heater; Remodeled kitchens in both units include appliances; Full basements for each unit, offering storage or potential additional space
