Mixed-Use Building with Rooftop
For Sale
$375,000
Pending
436 Exchange Street, Geneva, NY 14456
Ground-floor hospitality space pairs with a renovated one-bedroom apartment and private outdoor entertaining area.
Property Size3,080 SF
Days on Market498
Property Features for 436 Exchange Street
General Information
Standard status
Pending
Size
3,080 SF
Property subtype
Commercial Sale / Mixed Use
Taxes and HOA fees
Annual Taxes
$6,671
Amenities
Gas
Central Air
Yes
3080.0
No
Flat, Membrane, Rubber
Bar Tavern Lounge
Building Details
Year Built
1920
Buildings
1
Stories
3
Listing Agency:
Keller Williams Realty Gateway
(585) 256-4400
Listed By:
Cathy J. Shelanskey · License #40SH0943457
(585) 256-4400
Source:
Compass
Added: Apr 21, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:15PM
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 Keller Williams Realty Gateway
Investment Insights
Based on property information with market context.
This 3,080-square-foot mixed-use building combines a ground-level commercial area with an upper-level residential unit. The commercial space is configured as wine tasting rooms and received renovations in 2021. Above, the one-bedroom apartment was updated in 2022 and includes a private rooftop patio. Gas service, central air, and a newer furnace support the property’s building systems.
Major capital improvements include a replacement roof completed in 2024 and the furnace and central air installed in 2022. The property is located on Exchange Street in Geneva, near Seneca Lake, the Wine Trail, and downtown bars, restaurants, and shops.
Major capital improvements include a replacement roof completed in 2024 and the furnace and central air installed in 2022. The property is located on Exchange Street in Geneva, near Seneca Lake, the Wine Trail, and downtown bars, restaurants, and shops.
Key Highlights
- 3,080‑square‑foot mixed‑use building with commercial and residential components
- Ground‑floor wine tasting rooms renovated in 2021
- Updated one‑bedroom apartment completed in 2022
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
$31,185
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
8.32%
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%
$623,700
$623.7K
Cap Rate 7%
$445,500
$445.5K
Cap Rate 9%
$346,500
$346.5K
Market Conditions
NOI Build-Up for 3,080 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
$55.4K $18.00/SF
− Vacancy
−$5.5K −$1.80/SF
EGI
$49.9K $16.20/SF
− OpEx
−$18.7K −$6.07/SF
NOI
$31.2K $10.13/SF
Area
Ontario County, NY
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$623,700
Cap Rate 7%
$445,500
Cap Rate 9%
$346,500
Alternative Uses
Best Use
Retail
$568.8K
$497.7K – $663.6K
NOI $39,815 @ 7.0% cap · market cap 10.62%
Second Best
Apartment 5plus
$502.3K
$439.5K – $586.0K
NOI $35,159 @ 7.0% cap · market cap 9.38%
Theoretical Best
Office A
$921.9K
$806.7K – $1.08M
NOI $64,532 @ 7.0% cap · market cap 17.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
931
Businesses Nearby
Explore this area
Business Placement
Demographics for 14456, NY
19,602
Population
9,087
Households
2.2
Avg Household Size
38
Median Age
34%
College-Educated
90%
High-School Grad
77.3 sq mi
ZIP Area
254
Density / Sq Mi
$74,691
Median Household Income
$38,782
Median Earnings
$967
Median Rent
$166,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor hospitality space pairs with a renovated one-bedroom apartment and private outdoor entertaining area.
Where is this mixed-use property located?
The property is located at 436 Exchange Street Geneva, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 3,080‑square‑foot mixed‑use building with commercial and residential components; Ground‑floor wine tasting rooms renovated in 2021; Updated one‑bedroom apartment completed in 2022
