Mixed-Use Retail and
438A Main St. Franklin, NY 13775
438A Main St., Franklin, NY, 13775
$495,000
For Sale
$495,000
MULTI_FAMILY - Franklin, NY
Property Size3,500 SF
Lot Size0.30 Acres
Price / SF$141.43
Days on Market48
Property Features for 438A Main St.
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 1
- Bathrooms
- 2
- Rooms
- Bedroom 1, Bathroom 2, Bathroom 1
- Parking features
- Driveway
- Patio and Porch features
- Porch
- Standard status
- Active
- Size
- 3,500 SF
- Lot size
- 0.30 Acres
Utilities
- Sewer type
- Public Sewer
- Heating system
- Forced Air, Propane (Heating)
- Water source
- Public
Building Details
- Year built
- 1869
- Floors in Building
- 2
- Flooring type
- Hardwood, Vinyl
- Building materials
- Brick
- Roof type
- Flat, Rubber, Tar/Gravel
Listing agency
UPSTATE COUNTRY REALTY
(845) 514-5360
Listed by
Susan Barnett
(607) 431-2540
Added: Jun 5 Updated: Jul 12 at 1:34AM Checked: Jul 22 at 7:06AM
MLS# 11799318
Copyright © 2026 My State MLS. 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.
A three-brick mixed-use building on Main Street with a bright, open interior and a substantial work scope already completed by the seller. The downstairs storefront features original wooden floors, 12-foot ceilings, wainscotted walls, and approximately 1,750 square feet of space with a half bath and kitchenette. The first level currently has no central heat. Upstairs includes a leased one-bedroom apartment warmed by propane/hot air heat, along with another large bright upstairs room rented as an art studio; the art studio is unheated.
Notable recent improvements include a new electric panel, new apartment water heater, mold remediation, storefront paint and wall repair, repair of original storefront windows, a new roof and gutters (2021), refinish of the original iron facade, and refinish of the front deck (2026). Planned work includes adding heat to the storefront and art studio, updating the shared septic to a Fuji Clean system, adding a first-floor bathroom for the art studio tenant, adding a ramp for accessibility, and creating a deck off the back of the building.
The building is described as extra wide and shares a wall with the building housing LAVA Interiors. It is beside Kabinett & Kammer and Gary Graham422, and across from The Tulip and Rose restaurant.
Notable recent improvements include a new electric panel, new apartment water heater, mold remediation, storefront paint and wall repair, repair of original storefront windows, a new roof and gutters (2021), refinish of the original iron facade, and refinish of the front deck (2026). Planned work includes adding heat to the storefront and art studio, updating the shared septic to a Fuji Clean system, adding a first-floor bathroom for the art studio tenant, adding a ramp for accessibility, and creating a deck off the back of the building.
The building is described as extra wide and shares a wall with the building housing LAVA Interiors. It is beside Kabinett & Kammer and Gary Graham422, and across from The Tulip and Rose restaurant.
Key Highlights
- 1869‑built “three brick” commercial building in Franklin arts village with brick construction and an extra‑wide footprint
- First‑floor space: 1,750 SF with original wooden floors, 12‑foot ceilings, wainscotted walls, a half bath, and a kitchenette
- Two upstairs leased areas: 1‑bedroom apartment leased for $950/mo (propane/hot air heat) plus a separate art studio rented for $750/mo (no heat)
Local Financial Insights For Apartment 5plus
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 | $71.4k | $20.40 |
| − Vacancy | −$3.9k | −$1.10 |
| EGI | $67.5k | $19.30 |
| − OpEx | −$30.4k | −$8.68 |
| NOI | $37.1k | $10.61 |
3,500 SF · lease $20.40/SF/yr · vacancy 5.40% · expense 45.00%
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.71M
NOI $102,822 @ 7.0% cap · market cap 20.77%
Second Best
Retail
$845.0K
$739.3K – $985.8K
NOI $59,147 @ 7.0% cap · market cap 11.95%
Theoretical Best
Office A
$1.72M
$1.50M – $2.00M
NOI $120,204 @ 7.0% cap · market cap 24.28%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Storefront properties
FAQs
What type of property is this?
Storefront property - Three-brick storefront building with bright interior, featuring retail space plus a leased one-bedroom apartment and art studio.
Where is this storefront property located?
The property is located at 438A Main St. Franklin, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 1869‑built “three brick” commercial building in Franklin arts village with brick construction and an extra‑wide footprint; First‑floor space: 1,750 SF with original wooden floors, 12‑foot ceilings, wainscotted walls, a half bath, and a kitchenette; Two upstairs leased areas: 1‑bedroom apartment leased for $950/mo (propane/hot air heat) plus a separate art studio rented for $750/mo (no heat)
