Auto Shop with Four Open
For Sale
$599,900
Pending
8388 W Ridge Road, Brockport, NY 14420
COMMERCIAL - Brockport, NY
Property Size2,622 SF
Lot Size3.48 Acres
Days on Market484
Property Features for 8388 W Ridge Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HC
Zoning description
Commercial
Parking
30
Lot features
Rectangular, Rectangular Lot
Elementary school
Barclay Elementary
Middle school
A D Oliver Middle
High school
Brockport High
Elementary school district
Brockport
Middle school district
Brockport
High school district
Brockport
Directions
From Brockport north on Lake Road to Northwest Corner of 104 & Lake Road
Subdivision
Clarkson-262489
Standard status
Pending
APN
262489-054-130-0001-007-000
Size
2,622 SF
Lot size
3.48 Acres
Taxes and HOA fees
Tax Annual Amount
8115
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Natural Gas, Forced Air
Building Details
Year built
1958
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
Block, Concrete
Roof type
Asphalt
Listing Agency:
RE/MAX Plus · RE/MAX International
(585) 279-8200
Listed By:
James M. Gaze · License #30GA0817719
(585) 279-8192
Added: Apr 24, 2025
Changed: Aug 12
Last Checked: Aug 20 at 3:06PM
MLS# R1602263
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 auto shop at 8388 W. Ridge Road offers a concrete-floored repair shop building with four open bays. The property is built with block and concrete construction, has an asphalt roof, and is served by public sewer. Heating is provided via natural gas, forced air, and electric (heating), and the building was constructed in 1958.
The site sits on a corner commercial parcel and includes 3.48 acres (2,622 SF building). Parking for approximately 30–40 cars is described, along with room for a small used car operation. The property also notes that underground tanks have been removed, with a clean report from the DEC.
Zoned HC, this layout can support a repair-focused tenant and day-to-day customer parking needs on-site, with the additional acreage providing space for expansion planning.
The site sits on a corner commercial parcel and includes 3.48 acres (2,622 SF building). Parking for approximately 30–40 cars is described, along with room for a small used car operation. The property also notes that underground tanks have been removed, with a clean report from the DEC.
Zoned HC, this layout can support a repair-focused tenant and day-to-day customer parking needs on-site, with the additional acreage providing space for expansion planning.
Key Highlights
- Zoned HC auto shop on a corner commercial parcel
- Four open bays for repair operations
- 3.48‑acre site with 2,622 SF building
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
$25,466
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
4.25%
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%
$509,320
$509.3K
Cap Rate 7%
$363,800
$363.8K
Cap Rate 9%
$282,956
$283.0K
Market Conditions
NOI Build-Up for 2,622 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
$39.3K $15.00/SF
− Vacancy
−$2.9K −$1.13/SF
EGI
$36.4K $13.88/SF
− OpEx
−$10.9K −$4.16/SF
NOI
$25.5K $9.71/SF
Area
Monroe County, NY
Vacancy
7.50%
Lease Rate
$15.00 /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%
$509,320
Cap Rate 7%
$363,800
Cap Rate 9%
$282,956
Alternative Uses
Best Use
Retail
$363.8K
$318.3K – $424.4K
NOI $25,466 @ 7.0% cap · market cap 4.25%
Second Best
Industrial
$168.1K
$147.1K – $196.1K
NOI $11,766 @ 7.0% cap · market cap 1.96%
Theoretical Best
Specialty Retail
$503.3K
$440.4K – $587.2K
NOI $35,234 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14420, NY
19,567
Population
8,245
Households
2.4
Avg Household Size
34
Median Age
35%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
332
Density / Sq Mi
$69,716
Median Household Income
$35,211
Median Earnings
$951
Median Rent
$178,600
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.
Similar Off Market Nearby
- College Service Center Inc — 8388 W Ridge Rd, Brockport, NY 14420
Frequently Asked Questions
What type of property is this?
Auto shop - Auto shop on a corner commercial parcel with zoning HC, four open bays, public sewer, and natural gas heating.
Where is this auto shop located?
The property is located at 8388 W Ridge Road Brockport, NY.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Zoned HC auto shop on a corner commercial parcel; Four open bays for repair operations; 3.48‑acre site with 2,622 SF building
