Class A Office Buildings
For Sale
Contact for pricing
1000 Pittsford Victor Rd, Pittsford, NY 14534
Two Class A suburban Rochester office buildings are approximately 92.4% leased as part of a well-performing portfolio.
Property Size92,258 SF
Price / SF$155
Days on Market43
Property Features for 1000 Pittsford Victor Rd
General Information
Standard status
Active
Size
92,258 SF
Class
Class A
Property subtype
OFFICE
Occupancy
92%
Building Details
Buildings
2
Tenancy
Multi
Listing Agency:
CBRE | Rochester
(585) 784-3637
Listed By:
Andrew Gearhart · License #30N00778701
(315) 569-2254
Source:
Moodyscre
Added: Jul 9
Changed: Aug 15
Last Checked: Aug 15 at 9:53AM
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.
This offering includes two Class A office buildings at 1000 and 1200 Pittsford Victor Road, totaling 92,258 square feet in suburban Rochester, New York. The portfolio is well-leased at approximately 92.4%, reflecting consistent tenant demand and minimal vacancy.
The buildings are located in a mature submarket and surrounded by approximately 2.8+ million square feet of retail space, 2.3+ million square feet of office space, and attractive residential communities. The property also includes recent improvements.
For office tenants and investors evaluating suburban Rochester submarket fundamentals, this portfolio combines multiple Class A buildings with strong occupancy, mature-area demand drivers, and documented property improvements.
The buildings are located in a mature submarket and surrounded by approximately 2.8+ million square feet of retail space, 2.3+ million square feet of office space, and attractive residential communities. The property also includes recent improvements.
For office tenants and investors evaluating suburban Rochester submarket fundamentals, this portfolio combines multiple Class A buildings with strong occupancy, mature-area demand drivers, and documented property improvements.
Key Highlights
- Two Class A office buildings at 1000 and 1200 Pittsford Victor Road
- Total building area of 92,258 square feet
- Portfolio is approximately 92.4% leased with minimal vacancy
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
Current Use
Lease Details
92.4%
Occupancy
Multi-tenant
Tenancy
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 suburban Rochester office buildings are approximately 92.4% leased as part of a well-performing portfolio.
Where is this office building located?
The property is located at 1000 Pittsford Victor Rd 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: Two Class A office buildings at 1000 and 1200 Pittsford Victor Road; Total building area of 92,258 square feet; Portfolio is approximately 92.4% leased with minimal vacancy
