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    The Largest CRE Database in the US with Over 1 Million Listings

    534-538 W Main St, Unit 534 Rochester, NY 14608

    Sponsored
    For Sale
    $275,000

    SINGLE_FAMILY - Rochester, NY

    Type:Office
    Property size:
    6,166 SF
    Lot size:
    0.09 Acres
    Days on Market:
    1
    Last Refresh:
    Feb 6 at 10:06 pm

    Property Features for 534-538 W Main St

    General Information

    Special listing conditions
    Standard
    Property type
    Residential
    Property subtype
    Office
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    C-2
    Rooms
    Basement
    APN
    261400-120-360-0001-024-000-0000
    Parking
    6
    Size
    6,166 SF
    Lot size
    0.09 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Water source
    Public

    Building Details

    Year built
    1910
    Floors in Building
    2
    Number of units
    6
    Building materials
    Brick, Block, Masonry, WoodSiding
    Roof type
    Flat

    We can help!

    Listing Contact
    Tracey A. Dedee

    RE/MAX Plus (585) 279-8200

    Listing agent Tracey A. Dedee (585) 279-8200 License #10301204221

    Listing date Feb 6, 2026

    MLS# R1661366

    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.

    Learn more

    Property Insight Report

    Overview

    Mixed-Use Building in JOSANA Neighborhood

    This mixed-use brick building features 6,166 square feet and contains six rental units, including three stores and three apartments. The three retail/office spaces are located on the ground level, each with separate utilities and on-site or street parking. The three rental apartments are situated on the second floor. The property offers potential income from six possible rental spaces. Located at 534 W Main St, Rochester, NY 14608, in the JOSANA Neighborhood, the property includes three apartments above with separate utilities and parking at the rear. Each storefront has a full basement for storage. There are six furnaces and gas meters, along with seven electric meters (one common meter) and breaker panels for each unit. Built in 1910, the historic building is an integral part of the neighborhood. The retail level features an original tin ceiling above the suspended ceiling. The 0.09-acre lot is located in Monroe County, near Enrico Fermi School No. 17, John Williams School No. 5, and Virgil Grissom School No. 7. Many buildings have been restored in the neighborhood, with significant gentrification. The Bulls Head neighborhood, just to the west, is currently undergoing revitalization.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office space

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Law Firm Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.627047
    Latitude
    43.152621

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use building with retail and apartments in Rochester, NY.
    Where is this mixed-use property located?
    The property is located at 534-538 W Main St, Unit 534 Rochester, 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: - Mixed-use building with 6 rental units offering immediate income potential.; - Separate utilities for each unit simplifying management and tenant billing.; - Located in the JOSANA Neighborhood, an area undergoing revitalization.
    (585) 279-8200
    Request Owner's contact information
    534-538 W Main St, Unit 534 Rochester, NY 14608
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    Rochester, NY 14608
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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
    534-538 W Main St, Unit 534 Rochester, NY 14608
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    We can help!
    Listing Contact
    Tracey A. Dedee
    Real Estate License ID: 10301204221
    (585) 279-8200
    Learn more
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