Duplex with Separate Utility
New
For Sale
$129,000
78 & 80 Miner Street, Canton, NY 13660
MULTIFAMILY, Canton, NY
Property Size2,214 SF
Price / SF$58.27
Days on Market3
Property Features for 78 & 80 Miner Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 1
Patio and Porch features
Deck
Exterior features
Deck
Directions
From Main Street, turning onto Miner stay straight until after you've gone over the train tracks. The duplex will be on your right.
Subdivision
ST LAWRENCE
Standard status
Active
APN
88.050-3-34
Size
2,214 SF
Taxes and HOA fees
Tax Annual Amount
3051
Utilities
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Laminate, Carpet
Building materials
Frame exterior
Roof type
Metal
Listing Agency:
NOCO Homestead LLC
(315) 869-3007
Listed By:
Philip Paige · License #10491209950
(315) 869-3007
Added: Aug 20
Last Checked: Aug 22 at 10:06AM
MLS# 49535
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 2,214-square-foot duplex at 78 & 80 Miner Street includes two residential units with a combined four bedrooms and two bathrooms. The frame-built property dates to 1900 and features a metal roof, public water service, laminate and carpet flooring, and a deck. Separate utility meters serve the units, allowing utility responsibility to be allocated individually between occupants.
The property is positioned between St. Lawrence University and downtown Canton, providing access to both destinations. Its two-unit configuration supports an owner-occupant arrangement or continued tenant use, subject to the owner's leasing decisions.
The property is positioned between St. Lawrence University and downtown Canton, providing access to both destinations. Its two-unit configuration supports an owner-occupant arrangement or continued tenant use, subject to the owner's leasing decisions.
Key Highlights
- 2,214‑square‑foot duplex with two residential units
- Four bedrooms and two bathrooms combined across the property
- Separate utility meters for the two 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
$11,313
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
8.77%
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%
$226,260
$226.3K
Cap Rate 7%
$161,614
$161.6K
Cap Rate 9%
$125,700
$125.7K
Market Conditions
NOI Build-Up for 2,214 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
$20.5K $9.24/SF
− Vacancy
−$4.3K −$1.94/SF
EGI
$16.2K $7.30/SF
− OpEx
−$4.8K −$2.19/SF
NOI
$11.3K $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%
$226,260
Cap Rate 7%
$161,614
Cap Rate 9%
$125,700
Alternative Uses
Best Use
Multifamily LT 5
$161.6K
$141.4K – $188.6K
NOI $11,313 @ 7.0% cap · market cap 8.77%
Second Best
Apartment 5plus
$148.0K
$129.5K – $172.7K
NOI $10,359 @ 7.0% cap · market cap 8.03%
Theoretical Best
Office A
$549.3K
$480.6K – $640.8K
NOI $38,449 @ 7.0% cap · market cap 29.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
497
Businesses Nearby
Explore this area
Business Placement
Demographics for 13660, NY
2,019
Population
757
Households
2.7
Avg Household Size
43
Median Age
22%
College-Educated
90%
High-School Grad
58.8 sq mi
ZIP Area
34
Density / Sq Mi
$71,964
Median Household Income
$41,088
Median Earnings
$827
Median Rent
$121,000
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?
Duplex - Two-unit residential income property with individual utility metering and a deck.
Where is this duplex located?
The property is located at 78 & 80 Miner Street Canton, NY.
What is the asking price?
The asking price for this property is $129,000.
What are key features of this property?
This property features: 2,214‑square‑foot duplex with two residential units; Four bedrooms and two bathrooms combined across the property; Separate utility meters for the two units
