3-Unit Triplex with Enclosed
For Sale
$179,000
5 Winter Street, Massena, NY 13662
MULTI_FAMILY - Massena, NY
Property Size2,160 SF
Price / SF$82.87
Days on Market33
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 6, Bedroom 1, Bedroom 4, Bedroom 3, Bedroom 5, Bathroom 3, Bedroom 2, Bathroom 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
Tile, Laminate, Carpet, Vinyl
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: Aug 3
Last Checked: Aug 23 at 1:06AM
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.
This 3-unit triplex totals 2,160 square feet and was built in 1910. The property features vinyl siding and a shingle roof. Interior finishes include tile, laminate, carpet, and vinyl flooring, along with built-in features and modern kitchen elements. All units have remodeled kitchens and updated bathrooms. Outdoor features include an enclosed porch and outdoor lights.
The property is fully occupied with long-term tenants. Tenants are responsible for their own heat and electricity. Parking is provided via a driveway, and two of the three units include garage access.
Recent exterior improvements include updated siding and roof, plus a paved driveway. Cable is available, supporting day-to-day tenant needs.
The property is fully occupied with long-term tenants. Tenants are responsible for their own heat and electricity. Parking is provided via a driveway, and two of the three units include garage access.
Recent exterior improvements include updated siding and roof, plus a paved driveway. Cable is available, supporting day-to-day tenant needs.
Key Highlights
- 2,160 square feet total in a 3‑unit triplex built in 1910
- Fully occupied with long‑term tenants; tenants responsible for their own heat and electricity
- Remodeled kitchens and updated bathrooms across all units
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
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - 3-unit triplex built in 1910 with enclosed porch, driveway parking, and garage access for two units.
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: 2,160 square feet total in a 3‑unit triplex built in 1910; Fully occupied with long‑term tenants; tenants responsible for their own heat and electricity; Remodeled kitchens and updated bathrooms across all units
