Duplex with Enclosed
For Sale
$149,000
Pending
716-718 Franklin Street, Ogdensburg, NY 13669
MULTI_FAMILY - Ogdensburg, NY
Property Size2,720 SF
Days on Market67
Property Features for 716-718 Franklin Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 5
Parking features
Driveway, Garage - Detached
Patio and Porch features
Porch
Exterior features
Enclosed porch, Porch
Directions
If driving down Lafayette from State, turn left onto Franklin and it is the first block on the right.
Subdivision
ST LAWRENCE
Standard status
Pending
APN
48.079-8-39
Size
2,720 SF
Taxes and HOA fees
Tax Annual Amount
5694
Utilities
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet, Wood floors
Architectural style
Other
Listing Agency:
Blue Heron Realty
(315) 394-3223
Listed By:
Jeffrey Spriggs
(214) 683-4832
Added: Jun 2
Changed: Aug 4
Last Checked: Aug 7 at 11:06AM
MLS# 52838
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 duplex offers flexible living or an owner-occupied investment setup, with both units featuring dedicated in-unit laundry rooms. Each apartment includes separate dining areas and enclosed front and back porches that add usable extra space for storage, hobbies, or relaxing year-round. The upper unit has 3 bedrooms and 1 full bath and has been recently updated with a modern kitchen. The lower unit has 2 bedrooms and 1 full bath, with a spacious layout that mirrors the upstairs unit with slight differences.
The property is set on a generously sized lot and includes ample parking. Parking is available with one space on the left side of the building and two on the right, plus a detached garage in the back that can support additional parking, storage, or workshop use. Interior finishes include carpet, vinyl, and wood floors, and the home is served by public water.
Built in 1900, this duplex totals approximately 2,720 square feet across both units.
The property is set on a generously sized lot and includes ample parking. Parking is available with one space on the left side of the building and two on the right, plus a detached garage in the back that can support additional parking, storage, or workshop use. Interior finishes include carpet, vinyl, and wood floors, and the home is served by public water.
Built in 1900, this duplex totals approximately 2,720 square feet across both units.
Key Highlights
- Duplex totals approximately 2,720 SF across two units
- Upper unit: 3 bedrooms and 1 full bath, recently updated modern kitchen
- Lower unit: 2 bedrooms and 1 full bath with a similar spacious layout
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
$12,726
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
8.54%
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%
$254,520
$254.5K
Cap Rate 7%
$181,800
$181.8K
Cap Rate 9%
$141,400
$141.4K
Market Conditions
NOI Build-Up for 2,720 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
$29.7K $10.92/SF
− Vacancy
−$6.6K −$2.41/SF
EGI
$23.1K $8.51/SF
− OpEx
−$10.4K −$3.83/SF
NOI
$12.7K $4.68/SF
Area
St. Lawrence County, NY
Vacancy
22.10%
Lease Rate
$10.92 /SF/Yr
Expense Ratio
45.00%
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%
$254,520
Cap Rate 7%
$181,800
Cap Rate 9%
$141,400
Alternative Uses
Best Use
Multifamily LT 5
$198.5K
$173.7K – $231.6K
NOI $13,898 @ 7.0% cap · market cap 9.33%
Second Best
Apartment 5plus
$181.8K
$159.1K – $212.1K
NOI $12,726 @ 7.0% cap · market cap 8.54%
Theoretical Best
Office A
$674.8K
$590.5K – $787.3K
NOI $47,237 @ 7.0% cap · market cap 31.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
473
Businesses Nearby
Explore this area
Business Placement
Demographics for 13669, NY
14,990
Population
7,419
Households
2
Avg Household Size
43
Median Age
21%
College-Educated
85%
High-School Grad
101.5 sq mi
ZIP Area
148
Density / Sq Mi
$66,488
Median Household Income
$36,546
Median Earnings
$769
Median Rent
$101,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Spacious duplex with two units, in-unit laundry, and enclosed front and back porches for year-round extra space.
Where is this duplex located?
The property is located at 716-718 Franklin Street Ogdensburg, NY.
What is the asking price?
The asking price for this property is $149,000.
What are key features of this property?
This property features: Duplex totals approximately 2,720 SF across two units; Upper unit: 3 bedrooms and 1 full bath, recently updated modern kitchen; Lower unit: 2 bedrooms and 1 full bath with a similar spacious layout
