Updated Triplex with Garage
For Sale
$179,000
5 Winter Street, Massena, NY 13662
MULTIFAMILY, Three family, Massena, NY
Property Size2,160 SF
Price / SF$82.87
Days on Market56
Property Features for 5 Winter Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bathroom 3, Bedroom 1, Bedroom 5, Bedroom 6, Bathroom 2, Bedroom 4, Bedroom 2, Bathroom 1
Parking
5
Parking features
Driveway, Garage
Patio and Porch features
Porch
Interior features
Built-in features, Modern kitchen
Exterior features
Enclosed porch, Outdoor lights
Lot features
A corner lot
Directions
From Main Street take a right hand turn onto Garvin Avenue near Tim Hortons. Property is located on the corner of Garvin and winter. Look for sign.
Subdivision
ST LAWRENCE
Standard status
Active
APN
9.075-2-11
Size
2,160 SF
Taxes and HOA fees
Tax Annual Amount
3200
Utilities
Utilities
Cable Available
Building Details
Year built
1910
Floors in Building
3
Number of units
3
Flooring type
Vinyl, Tile, Laminate, Carpet
Building materials
Vinyl siding
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: Jul 22
Changed: Sep 14
Last Checked: Sep 15 at 12:06AM
MLS# 53114
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.
Located at 5 Winter Street in Massena, this 2,160-square-foot triplex contains three residential apartments with a one-bedroom to three-bedroom unit mix. The property was built in 1910 and includes remodeled kitchens, updated bathrooms, vinyl, tile, carpet, and laminate flooring, plus an enclosed porch and outdoor lighting.
Two apartments have garage access, while the property also provides a paved driveway. Exterior improvements include vinyl siding and a shingle roof. Cable is available, and the three units are fully occupied by long-term tenants. The combination of multiple apartment layouts, garage access, and completed property updates supports continued residential rental use.
Two apartments have garage access, while the property also provides a paved driveway. Exterior improvements include vinyl siding and a shingle roof. Cable is available, and the three units are fully occupied by long-term tenants. The combination of multiple apartment layouts, garage access, and completed property updates supports continued residential rental use.
Key Highlights
- Three‑apartment triplex with a one‑bedroom to three‑bedroom unit mix
- 2,160 square feet on a 5 Winter Street property built in 1910
- Remodeled kitchens and updated bathrooms across the apartments
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
$11,037
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
6.17%
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%
$220,740
$220.7K
Cap Rate 7%
$157,671
$157.7K
Cap Rate 9%
$122,633
$122.6K
Market Conditions
NOI Build-Up for 2,160 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
$20.0K $9.24/SF
− Vacancy
−$4.2K −$1.94/SF
EGI
$15.8K $7.30/SF
− OpEx
−$4.7K −$2.19/SF
NOI
$11.0K $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%
$220,740
Cap Rate 7%
$157,671
Cap Rate 9%
$122,633
Alternative Uses
Best Use
Multifamily LT 5
$157.7K
$138.0K – $184.0K
NOI $11,037 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$144.4K
$126.3K – $168.4K
NOI $10,106 @ 7.0% cap · market cap 5.65%
Theoretical Best
Office A
$535.9K
$468.9K – $625.2K
NOI $37,511 @ 7.0% cap · market cap 20.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
429
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?
Triplex - Three residential units feature remodeled kitchens, refreshed bathrooms, and a paved driveway in Massena.
Where is this triplex located?
The property is located at 5 Winter Street Massena, NY.
What is the asking price?
The asking price for this property is $179,000.
What are key features of this property?
This property features: Three‑apartment triplex with a one‑bedroom to three‑bedroom unit mix; 2,160 square feet on a 5 Winter Street property built in 1910; Remodeled kitchens and updated bathrooms across the apartments
