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    3 Geddes Street Holley, NY 14470

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    Claim this Listing
    For Sale
    $425,000

    COMMERCIAL - Holley, NY

    Property size:
    21,075 SF
    Lot size:
    1.50 Acres
    Price / SF:
    $20/SF
    Added:
    Nov 19, 2025
    Days on Market:
    170
    Last Refresh:
    May 8 at 3:06 am

    Property Features for 3 Geddes Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking
    66
    Standard status
    Active
    APN
    343201-088-005-0002-053-000
    Size
    21,075 SF
    Lot size
    1.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    16758

    Utilities

    Heating system
    Natural Gas, Exhaust Fan (Heating)
    Cooling system
    Central Air, Exhaust Fan (Cooling)

    Building Details

    Year built
    1979
    Floors in Building
    2
    Flooring type
    Concrete
    Building materials
    StructuralInsulatedPanels
    Roof type
    Metal

    We can help!

    Listing Contact
    Nadia H Cheema
    Nadia H Cheema

    Listing agent Nadia H Cheema License #10401311505

    Listing office RE/MAX Realty Group 10 Grove Street, Pittsford, NY

    Listing date Nov 19, 2025

    MLS# R1648338

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • High demand location in a food desert, eligible for low‑cost loans and grants.
    • Existing infrastructure includes 24,379 sq ft of market space, coolers, freezers, and meat prep areas.
    • Strategic location in a college town near businesses and universities, providing high foot traffic and visibility.
    • Lease income from existing pharmacy provides immediate revenue stream.
    • Extensive warehouse space with loading dock and drive‑in doors suitable for storage or manufacturing.
    • Located right off the highway, providing easy connectivity and visibility for deliveries.

    Overview

    Holley Commercial Property with Warehouse

    This commercial property offers significant potential, particularly for a grocery store in an area designated as a food desert. The property includes 24,379 square feet of market space, office space, and a pharmacy with existing lease income. The former grocery store is equipped with coolers, freezers, and meat preparation areas. The location is near businesses and universities, providing foot traffic and visibility. There is also extensive warehouse space suitable for storage or manufacturing, featuring a loading dock, drive-in doors, and office spaces. The warehouse is located off the highway. The property has 1.5 acres of land. The building has 21,075 square feet of space. The property is located in Holley, NY. The zoning is commercial. Tax incentives are available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Grocery and convenience stores

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Holley
    County
    Orleans
    State
    New York
    Longitude
    -78.023195
    Latitude
    43.224738

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    FAQs

    What type of property is this?
    Grocery and convenience store - Commercial property with grocery store and warehouse space available.
    Where is this grocery and convenience store located?
    The property is located at 3 Geddes Street Holley, NY.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: High demand location in a food desert, eligible for low‑cost loans and grants.; Existing infrastructure includes **24,379 sq ft of market space, coolers, freezers, and meat prep areas**.; Strategic location in a college town near businesses and universities, providing high foot traffic and visibility.
    (585) 313-7765
    We can help!
    Listing Contact
    Nadia H Cheema
    Nadia H Cheema
    Real Estate License ID: 10401311505
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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