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    Modern Flex Building Sublease Opportunity Title is generated by Realmo AI

    1050 John Street, West Henrietta, NY 14586

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    Modern flex building with office, lab, and warehouse space.

    Type:FlexIndustrial
    Property size:
    30,000 SF
    Added:
    Apr 15, 2026
    Days on Market:
    47
    Last Refresh:
    Apr 7 at 8:07 pm

    Property Features for 1050 John Street

    General Information

    Standard status
    Active
    Size
    30,000 SF
    Property subtype
    FlexIndustrial

    We can help!

    Listing Contact
    Patrick Wahl
    Patrick Wahl

    Listing agent Patrick Wahl License #Licensed Real Estate Salesperson

    Listing office CBRE | Rochester

    Listing date Apr 15, 2026

    Source Cbre

    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

    HighLights

    • Modern flex building suitable for office, lab, clean room, warehouse, and shipping/receiving.
    • ISO 7 Clean Room already built‑in.
    • Available for sublease with flexible sizing from 20,000 to 30,000 square feet.
    • 2000 amps at 480v 3ph power supply.
    • 23’ Clear Height.
    • Two Grade Level Doors.

    Overview

    Constructed in 2019, 1050 John Street is a modern flex building featuring a variety of spaces suitable for office, laboratory, clean room (ISO 7), warehouse, and shipping/receiving operations. The property is available for sublease, with spaces ranging from 20,000 square feet up to a full building opportunity encompassing 30,000 square feet. The building includes an ISO 7 clean room, 2000 amps of power at 480v 3ph, a 23-foot clear height, and 2 grade-level doors.
    Location Intelligence

    Current Use by Public Records

    Viavi Solutions Inc Industrial Manufacturer RPC Photonics Inc Department Store

    Suggested Use

    Real Estate Agency Building Supply Big Box & Wholesale Store Auto Repair Shop Nail Salon Gym & Fitness Center Department Store Kitchen & Bath Showroom Accounting Firm Car Rental Facility

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    West Henrietta
    County
    Monroe
    State
    New York
    Longitude
    -77.667296
    Latitude
    43.065075

    Nearby Similar for Lease

    • Contact for pricing
      50,000 SF

      Office/Flex Space Near I-90

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      250 Thruway Park Dr, West Henrietta, NY
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    • Contact for pricing
      10,450 SF

      West Henrietta Office Space

      10,450 SF office space in park setting.
      75 Thruway Park Dr, West Henrietta, NY
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    • $14 SF/Yr
      11,000 SF

      Flex and Office Space Available

      Light industrial and office spaces available for rent.
      250 Lucius Gordon Dr, West Henrietta, NY 14586
      View Details

    FAQs

    What type of property is this?
    Flex space - Modern flex building with office, lab, and warehouse space.
    Where is this flex space located?
    The property is located at 1050 John Street West Henrietta, NY.
    What are key features of this property?
    This property features: Modern flex building suitable for office, lab, clean room, warehouse, and shipping/receiving.; ISO 7 Clean Room already built‑in.; Available for sublease with flexible sizing from 20,000 to 30,000 square feet.
    (585) 784-3633
    We can help!
    Listing Contact
    Patrick Wahl
    Patrick Wahl
    Real Estate License ID: Licensed Real Estate Salesperson
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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