Updated Office
For Sale
$329,900
Pending
90 W Main St, Victor, NY 14564
CommercialSale, Victor, NY
Property Size1,680 SF
Lot Size0.38 Acres
Days on Market90
Property Features for 90 W Main St
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
B
Zoning description
Commercial
Rooms
Basement
Parking
10
Parking features
Paved or Surfaced, Driveway
Lot features
Rectangular, Rectangular Lot
Elementary school district
Victor
Middle school district
Victor
High school district
Victor
Subdivision
Victor-324889
Standard status
Pending
APN
324801-016-017-0001-032-000
Size
1,680 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Annual Amount
6842
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Roof type
Asphalt
Listing Agency:
RE/MAX Plus · RE/MAX International
(585) 279-8200
Listed By:
Jason M Ruffino · License #10401231237
(585) 279-8295
Added: Jun 3
Changed: Aug 26
Last Checked: Aug 31 at 4:06PM
MLS# R1686846
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 1,680-square-foot office property at 90 W Main St offers a reception or entry area and three private offices within a 1958 building. Recent improvements include a new roof installed in 2023, a new furnace and central air added in 2025, refinished flooring, fresh paint, and remodeled bathroom facilities that include an additional half bath in the basement.
The property occupies 0.38 acres in Victor, New York, with driveway and paved parking at the rear. Public water and public sewer serve the site, while natural gas forced-air heating and central air provide building systems. B zoning applies to the property.
The property occupies 0.38 acres in Victor, New York, with driveway and paved parking at the rear. Public water and public sewer serve the site, while natural gas forced-air heating and central air provide building systems. B zoning applies to the property.
Key Highlights
- 1,680‑square‑foot office property on 0.38 acres
- Reception or entry area plus 3 private offices
- New roof installed in 2023
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
$26,889
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
8.15%
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%
$537,780
$537.8K
Cap Rate 7%
$384,129
$384.1K
Cap Rate 9%
$298,767
$298.8K
Market Conditions
NOI Build-Up for 1,680 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
$41.9K $24.96/SF
− Vacancy
−$6.1K −$3.62/SF
EGI
$35.9K $21.34/SF
− OpEx
−$9.0K −$5.34/SF
NOI
$26.9K $16.01/SF
Area
Ontario County, NY
Vacancy
14.50%
Lease Rate
$24.96 /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%
$537,780
Cap Rate 7%
$384,129
Cap Rate 9%
$298,767
Alternative Uses
Best Use
Office B
$384.1K
$336.1K – $448.2K
NOI $26,889 @ 7.0% cap · market cap 8.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$502.8K
$440.0K – $586.7K
NOI $35,199 @ 7.0% cap · market cap 10.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
470
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 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?
Office units - Three private offices, refreshed finishes, and rear parking support a practical professional workspace.
Where is this office units located?
The property is located at 90 W Main St Victor, NY.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: 1,680‑square‑foot office property on 0.38 acres; Reception or entry area plus 3 private offices; New roof installed in 2023
