2-Unit Duplex with Separate
389 S Main St., Massena, NY 13662
For Sale
$80,000
MULTIFAMILY, 2 Story, Massena, NY
Property Size1,248 SF
Price / SF$64.10
Days on Market1350
Property Features for 389 S Main St.
General Information
Property type
Property subtype
Bedrooms
Bathrooms
Full bathrooms
Half bathrooms
Rooms
Parking features
Patio and Porch features
Interior features
Exterior features
Directions
Subdivision
Standard status
APN
Size
Taxes and HOA fees
Tax Annual Amount
Utilities
Utilities
Water source
Amenities
laundry in both apartments
Building Details
Year built
Floors in Building
Number of units
Flooring type
Building materials
Roof type
Architectural style
Buildings
Listing Agency:
Dufrane Real Estate, LLC
(315) 769-2446
Listed By:
Carmen Kenney · License NY #10401334224
(315) 842-2044
Added: Mar 6, 2023
Changed: Oct 27
Last Checked: Nov 14 at 12:06AM
MLS# 47440
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.
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Investment Insights
Based on property information with market context.
This 1,248-square-foot duplex contains two one-bedroom, one-bathroom apartments, one on each floor. Both units have in-apartment laundry, and the property includes a porch, vinyl siding, and a metal roof. Interior finishes include carpet, vinyl, and laminate flooring, with built-in features and a walk-in closet also present.
Separate driveways serve the apartments: one is gravel and the other concrete. Electrical service was upgraded in May 2025; the downstairs unit has a 200-amp panel, while the upstairs unit has a 100-amp panel. The home was built in 1920 and has public water, with cable service available.
Separate driveways serve the apartments: one is gravel and the other concrete. Electrical service was upgraded in May 2025; the downstairs unit has a 200-amp panel, while the upstairs unit has a 100-amp panel. The home was built in 1920 and has public water, with cable service available.
Key Highlights
- Two apartments, each with 1 bedroom and 1 bathroom
- 1,248 square feet across a two‑story duplex
- Laundry in both apartments
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$6,377
Cap Rate
7.97%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$127,540
$127.5K
Cap Rate 7%
$91,100
$91.1K
Cap Rate 9%
$70,856
$70.9K
Market Conditions
NOI Build-Up for 1,248 SF
Gross rent
$11.5K $9.24/SF
− Vacancy
−$2.4K −$1.94/SF
EGI
$9.1K $7.30/SF
− OpEx
−$2.7K −$2.19/SF
NOI
$6.4K $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 Rate 5%
$127,540
Cap Rate 7%
$91,100
Cap Rate 9%
$70,856
Alternative Uses
Best Use
Multifamily LT 5
$91.1K
$79.7K – $106.3K
NOI $6,377 @ 7.0% cap · market cap 7.97%
Second Best
Apartment 5plus
$83.4K
$73.0K – $97.3K
NOI $5,839 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$309.6K
$270.9K – $361.2K
NOI $21,673 @ 7.0% cap · market cap 27.09%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Yes
Utilities to site
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
$118,300
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Massena, NY
Properties on Market for Duplexes in Massena
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Each apartment has its own laundry, with distinct gravel and concrete parking areas.
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 $80,000.
What are key features of this property?
This property features: Two apartments, each with 1 bedroom and 1 bathroom; 1,248 square feet across a two‑story duplex; Laundry in both apartments
