Class A Office Buildings
For Sale
$14,300,000
1000 Pittsford Victor Road, Pittsford, NY 14534
Two Class A office buildings for sale in Rochester, NY.
Property Size92,258 SF
Price / SF$155
Days on Market106
Property Features for 1000 Pittsford Victor Road
General Information
Standard status
Active
Size
92,258 SF
Property subtype
Office
Listing Agency:
CBRE - Rochester
(585) 784-3637
Listed By:
Angelo Nole · License #Licensed Real Estate Broker
(585) 784-3637
Source:
Cbre
Added: May 14
Changed: Aug 23
Last Checked: Aug 26 at 5:48AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CBRE - Rochester
Investment Insights
Based on property information with market context.
Two Class A office buildings, totaling 92,258 square feet, are available for sale in suburban Rochester, New York. The portfolio is approximately 92.4% leased and situated in a desirable submarket. The surrounding area includes approximately 2.8 million square feet of retail space and approximately 2.3 million square feet of office space, as well as residential communities.
Key Highlights
- Located in a highly desirable submarket of Rochester, NY.
- Two Class A office buildings totaling 92,258 square feet.
- Well‑leased portfolio with approximately 92.4% occupancy.
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
$694,509
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
4.86%
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%
$13,890,180
$13.9M
Cap Rate 7%
$9,921,557
$9.9M
Cap Rate 9%
$7,716,767
$7.7M
Market Conditions
NOI Build-Up for 92,258 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
$1.30M $14.04/SF
− Vacancy
−$369.3K −$4.00/SF
EGI
$926.0K $10.04/SF
− OpEx
−$231.5K −$2.51/SF
NOI
$694.5K $7.53/SF
Area
Monroe County, NY
Vacancy
28.51%
Lease Rate
$14.04 /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%
$13,890,180
Cap Rate 7%
$9,921,557
Cap Rate 9%
$7,716,767
Alternative Uses
Best Use
Office B
$9.92M
$8.68M – $11.58M
NOI $694,509 @ 7.0% cap · market cap 4.86%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$17.71M
$15.50M – $20.66M
NOI $1,239,754 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
751
Businesses Nearby
Explore this area
Business Placement
Demographics for 14534, NY
32,834
Population
12,913
Households
2.5
Avg Household Size
46
Median Age
72%
College-Educated
98%
High-School Grad
32.3 sq mi
ZIP Area
1,017
Density / Sq Mi
$144,832
Median Household Income
$75,938
Median Earnings
$1,676
Median Rent
$343,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two Class A office buildings for sale in Rochester, NY.
Where is this office building located?
The property is located at 1000 Pittsford Victor Road Pittsford, NY.
What is the asking price?
The asking price for this property is $14,300,000.
What are key features of this property?
This property features: Located in a highly desirable submarket of Rochester, NY.; Two Class A office buildings totaling 92,258 square feet.; Well‑leased portfolio with approximately 92.4% occupancy.
