Mixed-Use Building with Two
For Sale
$899,900
13 Niagara Street, Canandaigua, NY 14424
SINGLE_FAMILY - Canandaigua, NY
Property Size5,632 SF
Lot Size0.11 Acres
Price / SF$159.78
Days on Market665
Property Features for 13 Niagara Street
General Information
Property type
Residential
Property subtype
Office
Zoning
C2B
Zoning description
Commercial
Rooms
Basement
Parking
5
Parking features
Paved or Surfaced
Elementary school district
Canandaigua
Middle school district
Canandaigua
High school district
Canandaigua
Directions
From Main Street, turn onto Niagara St.
Subdivision
Canandaigua-City-320200
Standard status
Active
APN
320200-084-045-0002-010-000
Size
5,632 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
11838
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas, Zoned
Cooling system
Zoned, Central Air
Water source
Public
Building Details
Year built
1880
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Linoleum, Varies, Vinyl, Carpet
Building materials
Brick
Roof type
Membrane, Rubber
Listing Agency:
Brix & Maven Realty Group LLC
(585) 398-7365
Listed By:
Chad J. Loblaw · License #10491210656
(585) 398-7365
Added: Oct 18, 2024
Changed: Aug 4
Last Checked: Aug 13 at 3:06AM
MLS# R1566973
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Repurposed from an 1880 historic fire station, this brick mixed-use building offers commercial space on the ground floor with two storefronts and separate entrances. A contemporary-style loft sits above the commercial areas and is described as having previously served as the firefighters’ quarters. The layout includes open, high-ceiling areas across both floors, with the loft described as over 2,800 square feet above an expansive 2,800 square feet of commercial space.
The property also includes two spacious 1,200-square-foot basements, with utilities separated between the loft and the retail spaces. Heating is provided via forced air and natural gas, with zoned systems, and cooling is listed as zoned with central air. Parking is paved or surfaced, with private parking noted.
Zoned C2B, the building is located on Niagara Street in Canandaigua and is described as about 5 minutes (a 20-minute walk) to Canandaigua Lake, in an area surrounded by restaurants and shops. Public water and public sewer are listed, and the roof is described as rubber and membrane.
The property also includes two spacious 1,200-square-foot basements, with utilities separated between the loft and the retail spaces. Heating is provided via forced air and natural gas, with zoned systems, and cooling is listed as zoned with central air. Parking is paved or surfaced, with private parking noted.
Zoned C2B, the building is located on Niagara Street in Canandaigua and is described as about 5 minutes (a 20-minute walk) to Canandaigua Lake, in an area surrounded by restaurants and shops. Public water and public sewer are listed, and the roof is described as rubber and membrane.
Key Highlights
- Zoned C2B
- 1880 brick mixed‑use building repurposed from a fire station
- Two storefronts with separate entrances and a loft above
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
$72,804
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
8.09%
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%
$1,456,080
$1.5M
Cap Rate 7%
$1,040,057
$1.0M
Cap Rate 9%
$808,933
$808.9K
Market Conditions
NOI Build-Up for 5,632 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
$106.8K $18.96/SF
− Vacancy
−$2.8K −$0.49/SF
EGI
$104.0K $18.47/SF
− OpEx
−$31.2K −$5.54/SF
NOI
$72.8K $12.93/SF
Area
Ontario County, NY
Vacancy
2.60%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,456,080
Cap Rate 7%
$1,040,057
Cap Rate 9%
$808,933
Alternative Uses
Best Use
Retail
$1.04M
$910.1K – $1.21M
NOI $72,804 @ 7.0% cap · market cap 8.09%
Second Best
Apartment 5plus
$918.4K
$803.6K – $1.07M
NOI $64,291 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,002 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
835
Businesses Nearby
Explore this area
Business Placement
Demographics for 14424, NY
28,353
Population
14,482
Households
2
Avg Household Size
48
Median Age
41%
College-Educated
94%
High-School Grad
129.5 sq mi
ZIP Area
219
Density / Sq Mi
$79,135
Median Household Income
$45,885
Median Earnings
$1,228
Median Rent
$250,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick mixed-use building with a loft above two storefronts, separate entrances, and C2B zoning.
Where is this mixed-use property located?
The property is located at 13 Niagara Street Canandaigua, 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: Zoned C2B; 1880 brick mixed‑use building repurposed from a fire station; Two storefronts with separate entrances and a loft above
