Office Property with Rear
For Sale
$525,000
Pending
8 High Street, Rochester, NY 14564
CommercialSale, Rochester, NY
Property Size3,645 SF
Lot Size0.20 Acres
Days on Market130
Property Features for 8 High Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
VCB
Zoning description
Business
Parking
6
Parking features
Paved or Surfaced
Lot features
Irregular Lot
Elementary school district
Victor
Middle school district
Victor
High school district
Victor
Subdivision
Victor-Village-324801
Standard status
Pending
APN
324801-016-017-0001-037-000
Size
3,645 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
8193
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1926
Floors in Building
2
Flooring type
Concrete, Carpet
Building materials
Block
Roof type
Asphalt
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 758-8400
Listed By:
Michael Giunta · License #10401371548
(585) 217-6947
Added: Apr 29
Changed: Sep 2
Last Checked: Sep 5 at 7:06PM
MLS# R1676168
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.
Investment Insights
Based on property information with market context.
This 3,645-square-foot office property occupies a 0.2-acre parcel and includes a smaller shop area at the rear. The building dates to 1926 and uses block construction, with concrete and carpet flooring throughout the existing configuration. Natural gas heating and central air conditioning serve the improvements.
The property is within the Village Center Business zoning district, with retail, office, and mixed-use applications identified in the listing information. Public water and public sewer serve the site. Paved or surfaced parking is provided, and the property fronts a heavily traveled corridor with local and commuter traffic noted in the source information.
The property is within the Village Center Business zoning district, with retail, office, and mixed-use applications identified in the listing information. Public water and public sewer serve the site. Paved or surfaced parking is provided, and the property fronts a heavily traveled corridor with local and commuter traffic noted in the source information.
Key Highlights
- 3,645‑square‑foot office property on a 0.2‑acre parcel
- Smaller rear shop area supports additional commercial utility
- Located within the Village Center Business zoning district, or VCB
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
$44,287
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
8.44%
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%
$885,740
$885.7K
Cap Rate 7%
$632,671
$632.7K
Cap Rate 9%
$492,078
$492.1K
Market Conditions
NOI Build-Up for 3,645 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
$78.7K $21.60/SF
− Vacancy
−$7.9K −$2.16/SF
EGI
$70.9K $19.44/SF
− OpEx
−$26.6K −$7.29/SF
NOI
$44.3K $12.15/SF
Area
Rochester, NY
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$885,740
Cap Rate 7%
$632,671
Cap Rate 9%
$492,078
Alternative Uses
Best Use
Office B
$748.9K
$655.3K – $873.7K
NOI $52,422 @ 7.0% cap · market cap 9.99%
Second Best
Mixed Use
$632.7K
$553.6K – $738.1K
NOI $44,287 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$998.5K
$873.7K – $1.16M
NOI $69,897 @ 7.0% cap · market cap 13.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
526
Businesses Nearby
Explore this area
Business Placement
Demographics for 14564, NY
16,138
Population
7,021
Households
2.3
Avg Household Size
46
Median Age
57%
College-Educated
97%
High-School Grad
42.3 sq mi
ZIP Area
382
Density / Sq Mi
$111,293
Median Household Income
$63,358
Median Earnings
$1,431
Median Rent
$337,800
Median Home Value
Market
Vacancy Rate% for Office in Rochester, NY
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - VCB-zoned commercial property includes a smaller rear shop area and paved parking.
Where is this office units located?
The property is located at 8 High Street Rochester, NY.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 3,645‑square‑foot office property on a 0.2‑acre parcel; Smaller rear shop area supports additional commercial utility; Located within the Village Center Business zoning district, or VCB
