Duplex with Detached Two-Car
For Sale
$139,000
30 McCluskey Avenue, Massena, NY 13662
MULTIFAMILY, Duplex, Massena, NY
Property Size2,128 SF
Price / SF$65.32
Days on Market149
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
Bathroom 3, Bedroom 3, Bedroom 4, Bedroom 1, Bathroom 1, Bathroom 4, Bedroom 6, Bathroom 2, Bedroom 5, Bedroom 2
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
Amenities
covered front porch
laundry
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Flooring type
Carpet, Wood floors, Tile - Ceramic, Tile
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: Sep 14
Last Checked: Oct 1 at 6:06PM
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.
Built in 1915, this 2,128-square-foot duplex contains two residential units with living and dining areas, updated kitchens with appliances, and a combination of hardwood and ceramic tile flooring. Full basements provide additional storage or usable space, while each unit has its own breaker panel, forced-air gas furnace, and electric water heater.
The property includes a detached two-car garage, covered front porch, outdoor lighting, shingle roofing, and public water service. Cable is available. Located at 30 McCluskey Avenue in Massena, NY, the building offers a separately serviced configuration suited to owner occupancy with rental income or continued multifamily use.
The property includes a detached two-car garage, covered front porch, outdoor lighting, shingle roofing, and public water service. Cable is available. Located at 30 McCluskey Avenue in Massena, NY, the building offers a separately serviced configuration suited to owner occupancy with rental income or continued multifamily use.
Key Highlights
- Two‑unit duplex totaling 2,128 Square Feet
- Built in 1915 with full basements
- Separate breaker panels, forced‑air gas furnaces, and electric water heaters
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
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Current Use
Lease Details
2
Residential units
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
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 residential property with separate mechanical systems and full basements.
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: Two‑unit duplex totaling 2,128 Square Feet; Built in 1915 with full basements; Separate breaker panels, forced‑air gas furnaces, and electric water heaters
