Multi-Tenant Flex and Warehouse
For Sale
Contact for pricing
12 Liberty St, Brockport, NY 14420
Updated multi-tenant building includes flex/office space, offices and conference room, plus warehouse area with a grade level door.
Property Size4,125 SF
Price / SF$125.75
Days on Market388
Property Features for 12 Liberty St
General Information
Standard status
Active
Size
4,125 SF
Property subtype
FLEX_R_AND_D
Additional Details
Drive-In Doors
1
Amenities
conference room
kitchenette
Building Details
Tenancy
Multi
Listing Agency:
Cushman & Wakefield | Pyramid Brokerage - Rochester
(585) 899-9771
Listed By:
Jonathan Maurer · License #10401344851
(585) 899-9771
Source:
Moodyscre
Added: Jul 29, 2025
Changed: Aug 10
Last Checked: Aug 10 at 2:38AM
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 Cushman & Wakefield | Pyramid Brokerage - Rochester
Investment Insights
Based on property information with market context.
This 4,125 SF multi-tenant building features updated mechanicals, roof, and structure. The property includes a 3,125 SF flex/office area designed for an owner-occupant, with four offices, a conference room, and a kitchenette. A 1,000 SF warehouse component is also included, offering a grade level door.
The building also includes a separate 1,000 SF single-tenant lease through 2027. Additional details on frontage, access, and surrounding tenants are not provided.
Overall, the configuration supports combined office and warehouse use, with both a principal flex/office layout and a smaller leased warehouse space.
The building also includes a separate 1,000 SF single-tenant lease through 2027. Additional details on frontage, access, and surrounding tenants are not provided.
Overall, the configuration supports combined office and warehouse use, with both a principal flex/office layout and a smaller leased warehouse space.
Key Highlights
- 4,125 SF updated multi‑tenant building with mechanicals, roof, and structure
- Includes 3,125 SF flex/office space for an owner or occupant with 4 offices, a conference room, and a kitchenette
- 1,000 SF warehouse with a grade level door
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
$31,053
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
5.99%
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%
$621,060
$621.1K
Cap Rate 7%
$443,614
$443.6K
Cap Rate 9%
$345,033
$345.0K
Market Conditions
NOI Build-Up for 4,125 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
$57.9K $14.04/SF
− Vacancy
−$16.5K −$4.00/SF
EGI
$41.4K $10.04/SF
− OpEx
−$10.4K −$2.51/SF
NOI
$31.1K $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%
$621,060
Cap Rate 7%
$443,614
Cap Rate 9%
$345,033
Alternative Uses
Best Use
Office B
$443.6K
$388.2K – $517.6K
NOI $31,053 @ 7.0% cap · market cap 5.99%
Second Best
Warehouse
$329.7K
$288.5K – $384.7K
NOI $23,080 @ 7.0% cap · market cap 4.45%
Theoretical Best
Specialty Retail
$791.9K
$692.9K – $923.9K
NOI $55,431 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
766
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14420, NY
19,567
Population
8,245
Households
2.4
Avg Household Size
34
Median Age
35%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
332
Density / Sq Mi
$69,716
Median Household Income
$35,211
Median Earnings
$951
Median Rent
$178,600
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?
Flex space - Updated multi-tenant building includes flex/office space, offices and conference room, plus warehouse area with a grade level door.
Where is this flex space located?
The property is located at 12 Liberty St Brockport, NY.
What is the asking price?
The asking price for this property is $518,715.
What are key features of this property?
This property features: 4,125 SF updated multi‑tenant building with mechanicals, roof, and structure; Includes 3,125 SF flex/office space for an owner or occupant with 4 offices, a conference room, and a kitchenette; 1,000 SF warehouse with a grade level door
