Fully Equipped Conventional
For Sale
$275,000
420, Massena, NY 13662
COMMERCIAL, Commercial, Massena, NY
Property Size1,200 SF
Lot Size2.00 Acres
Price / SF$229.17
Days on Market50
Property Features for 420
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
25
Interior features
Open floor plan
Exterior features
Handicapped Entrance, Outdoor lights
Accessibility
Accessible Approach with Ramp
Lot features
Adj Pub/ Priv Open Area, Level lot
Elementary school district
Massena Central School District
Middle school district
Massena Central School District
High school district
Massena Central School District
Directions
Route 420 about 1 mile out of town,
Subdivision
ST LAWRENCE
Standard status
Active
APN
405889 16.036-1-47
Size
1,200 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Annual Amount
3500
Utilities
Utilities
Cable Available
Building Details
Year built
2020
Building materials
Frame exterior, Vinyl siding
Architectural style
Other
Listing Agency:
1st Class Realty Group
(315) 769-2500
Listed By:
Diana Dufresne · License #10371202021
(315) 769-7533
Added: Jul 21
Changed: Sep 8
Last Checked: Sep 8 at 10:06AM
MLS# 53099
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 conventional restaurant property includes a 1,200-square-foot building on 2 acres. The interior features an open floor plan, while the restaurant is offered with equipment in place, including a walk-in glass cooler. A newly built addition expands the improvements. The frame building has vinyl siding and includes a handicapped entrance with an accessible approach ramp.
The property is located at 420 in Massena, New York, near the Canadian border and at the edge of town. Route 420 provides the stated approach into the community. Exterior lighting supports the site, and cable service is available.
The property is located at 420 in Massena, New York, near the Canadian border and at the edge of town. Route 420 provides the stated approach into the community. Exterior lighting supports the site, and cable service is available.
Key Highlights
- 1,200‑square‑foot restaurant building on 2 acres
- Fully equipped restaurant with walk‑in glass cooler
- Newly built addition included
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
$18,624
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
6.77%
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%
$372,480
$372.5K
Cap Rate 7%
$266,057
$266.1K
Cap Rate 9%
$206,933
$206.9K
Market Conditions
NOI Build-Up for 1,200 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
$25.9K $21.60/SF
− Vacancy
−$1.1K −$0.91/SF
EGI
$24.8K $20.69/SF
− OpEx
−$6.2K −$5.17/SF
NOI
$18.6K $15.52/SF
Area
St. Lawrence County, NY
Vacancy
4.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$372,480
Cap Rate 7%
$266,057
Cap Rate 9%
$206,933
Alternative Uses
Best Use
Specialty Retail
$266.1K
$232.8K – $310.4K
NOI $18,624 @ 7.0% cap · market cap 6.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$297.7K
$260.5K – $347.3K
NOI $20,840 @ 7.0% cap · market cap 7.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
185
Businesses Nearby
9k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 73%
Shops & Services 27%
Jreck Subs
Dining
6,433 visits/mo
0.2 miles
Frenchie's Ford
Shops & Services
789 visits/mo
0.4 miles
U-Haul Neighborhood Dealer
Shops & Services
714 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
587 visits/mo
0.1 miles
Safelite AutoGlass
Shops & Services
243 visits/mo
0.3 miles
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 Retail 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?
Conventional restaurant - Open-plan restaurant with ramp access, outdoor lighting, and a newly built addition.
Where is this conventional restaurant located?
The property is located at 420 Massena, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,200‑square‑foot restaurant building on 2 acres; Fully equipped restaurant with walk‑in glass cooler; Newly built addition included
