Flexible Business-Restricted
For Sale
$899,900
1118 Long Pond Rd, Greece, NY 14626
Business-restricted property on a 4.2-acre parcel with updated interior, multiple private offices, and parking for 100+ cars.
Property Size8,339 SF
Lot Size4.20 Acres
Price / SF$107.91
Days on Market299
Property Features for 1118 Long Pond Rd
General Information
Standard status
Active
Size
8,339 SF
Total Parking Spaces
100
Lot size
4.20 Acres
Property subtype
General Commercial
Zoning
BR
Additional Details
Highway Access
Yes
Building Details
Year Built
1973
Listing Agency:
WCI Realty
(585) 455-7425
Listed By:
Richard Borrelli · License #30BO0890808
(585) 455-7425
Source:
Xome
Added: Oct 17, 2025
Changed: Jul 23
Last Checked: Aug 11 at 5:27AM
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 WCI Realty
Investment Insights
Based on property information with market context.
This for-sale flexible commercial property is set on a 4.2-acre parcel in Greece, New York. The 8,339 SF building includes an updated interior and multiple private offices, supported by a layout suited to a range of professional, wellness, and community-oriented uses as allowed under its BR business-restricted zoning. Parking is available for 100+ cars, and the site includes a large three-car wide garage area plus a detached garage.
The property is located on Long Pond Rd near the corner of Long Pond Rd and Maiden Lane, about a half-mile north of the Rt 104/Long Pond Rd intersection. It is surrounded by dense residential neighborhoods and a retail plaza is on the north side of the property, with access described as easy to Rt 104, I-390, and the Ontario State Parkway.
As presented, the site is positioned to support a standalone business center concept, with on-site parking and adaptable interior office space within the business-restricted zoning framework.
The property is located on Long Pond Rd near the corner of Long Pond Rd and Maiden Lane, about a half-mile north of the Rt 104/Long Pond Rd intersection. It is surrounded by dense residential neighborhoods and a retail plaza is on the north side of the property, with access described as easy to Rt 104, I-390, and the Ontario State Parkway.
As presented, the site is positioned to support a standalone business center concept, with on-site parking and adaptable interior office space within the business-restricted zoning framework.
Key Highlights
- Business‑restricted commercial property on a 4.2‑acre parcel with waterfront and river access
- 8,339 SF building (built 1973) with updated interior and multiple private offices
- Parking for 100+ cars, including a huge 3‑car wide plus detached garage and 102 on‑site spaces
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
$78,977
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
8.78%
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%
$1,579,540
$1.6M
Cap Rate 7%
$1,128,243
$1.1M
Cap Rate 9%
$877,522
$877.5K
Market Conditions
NOI Build-Up for 8,339 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
$130.1K $15.60/SF
− Vacancy
−$8.6K −$1.03/SF
EGI
$121.5K $14.57/SF
− OpEx
−$42.5K −$5.10/SF
NOI
$79.0K $9.47/SF
Area
Rochester, NY
Vacancy
6.60%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
35.00%
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%
$1,579,540
Cap Rate 7%
$1,128,243
Cap Rate 9%
$877,522
Alternative Uses
Best Use
Office B
$1.71M
$1.50M – $2.00M
NOI $119,931 @ 7.0% cap · market cap 13.33%
Second Best
Healthcare Medical
$1.66M
$1.45M – $1.94M
NOI $116,239 @ 7.0% cap · market cap 12.92%
Theoretical Best
Office A
$2.28M
$2.00M – $2.67M
NOI $159,909 @ 7.0% cap · market cap 17.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
219
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14626, NY
30,032
Population
13,717
Households
2.2
Avg Household Size
47
Median Age
32%
College-Educated
91%
High-School Grad
13.4 sq mi
ZIP Area
2,241
Density / Sq Mi
$78,785
Median Household Income
$47,479
Median Earnings
$1,206
Median Rent
$185,300
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?
Flex space - Business-restricted property on a 4.2-acre parcel with updated interior, multiple private offices, and parking for 100+ cars.
Where is this flex space located?
The property is located at 1118 Long Pond Rd Greece, NY.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Business‑restricted commercial property on a 4.2‑acre parcel with waterfront and river access; 8,339 SF building (built 1973) with updated interior and multiple private offices; Parking for 100+ cars, including a huge 3‑car wide plus detached garage and 102 on‑site spaces
