Two-Unit Duplex with Separate
389 S Main St. Massena, NY 13662
389 S Main St., Massena, NY, 13662
$85,000
For Sale
$85,000
COMMERCIAL - Massena, NY
Property Size1,248 SF
Price / SF$68.11
Days on Market1229
Property Features for 389 S Main St.
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Bedrooms
- 2
- Bathrooms
- 2
- Rooms
- Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 2
- Parking features
- Driveway
- Patio and Porch features
- Porch
- Interior features
- Built-in features, Walk-in closet(s)
- Exterior features
- Porch
- Standard status
- Active
- APN
- 9.083-4-12
- Size
- 1,248 SF
Taxes and HOA fees
- Tax Annual Amount
- 2583
Utilities
- Utilities
- Cable Available
- Water source
- Public
Building Details
- Year built
- 1920
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Vinyl, Carpet, Laminate
- Building materials
- Vinyl siding
- Roof type
- Metal
- Architectural style
- Other
Listing Agency
Dufrane Real Estate, LLC
(315) 769-2446
235 Main St., Massena, NY
Listed by
Carmen Kenney · License #10401334224
(315) 842-2044
Added: Mar 6, 2023 Checked: Jul 17 at 7:06 pm
MLS# 47440
Listing URL
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 two-unit duplex offers a straightforward residential income setup with two separate one-bedroom, one-bath apartments. The downstairs unit has its own driveway and laundry, while the upstairs unit is similarly configured with a private driveway and laundry. The exterior is vinyl sided with a metal roof.
The home is located at 389 S Main St. in Massena, NY, in St. Lawrence County. The property includes two separate driveways, one gravel and one concrete, providing independent access for each apartment.
For buyers looking for an owner-occupied or investment starter, the layout supports independent living between the downstairs and upstairs units. Each apartment includes laundry, and the electrical service has been updated as of May 2025, with a 200-amp service upgrade to the home. The downstairs apartment includes a 200-amp electrical box, while the upstairs apartment includes a 100-amp box. Overall, it’s a compact duplex configuration designed around two self-contained rental spaces with practical day-to-day amenities.
The home is located at 389 S Main St. in Massena, NY, in St. Lawrence County. The property includes two separate driveways, one gravel and one concrete, providing independent access for each apartment.
For buyers looking for an owner-occupied or investment starter, the layout supports independent living between the downstairs and upstairs units. Each apartment includes laundry, and the electrical service has been updated as of May 2025, with a 200-amp service upgrade to the home. The downstairs apartment includes a 200-amp electrical box, while the upstairs apartment includes a 100-amp box. Overall, it’s a compact duplex configuration designed around two self-contained rental spaces with practical day-to-day amenities.
Key Highlights
- Two‑unit apartment home built in 1920 with a 1‑bedroom/1‑bath unit on each floor
- Separate driveways for each unit: one gravel and one concrete
- Vinyl siding exterior with a metal roof
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $11.5k | $9.24 |
| − Vacancy | −$2.4k | −$1.94 |
| EGI | $9.1k | $7.30 |
| − OpEx | −$2.7k | −$2.19 |
| NOI | $6.4k | $5.11 |
1,248 SF · lease $9.24/SF/yr · vacancy 21.00% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$91.1K
$79.7K – $106.3K
NOI $6,377 @ 7.0% cap · market cap 7.50%
Second Best
Apartment 5plus
$83.4K
$73.0K – $97.3K
NOI $5,839 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$309.6K
$270.9K – $361.2K
NOI $21,673 @ 7.0% cap · market cap 25.50%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
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FAQs
What type of property is this?
Duplex - Two one-bedroom units each with in-unit laundry and separate driveways, with updated electrical service.
Where is this duplex located?
The property is located at 389 S Main St. Massena, NY.
What is the asking price?
The asking price for this property is $85,000.
What are key features of this property?
This property features: Two‑unit apartment home built in 1920 with a 1‑bedroom/1‑bath unit on each floor; Separate driveways for each unit: one gravel and one concrete; Vinyl siding exterior with a metal roof
