Mixed-Use Flex Warehouse
For Sale
$479,900
14 Amity Street, Spencerport, NY 14559
Brick two-story mixed-use building includes warehouse space with an overhead garage door and multiple bathroom facilities.
Property Size5,380 SF
Days on Market112
Property Features for 14 Amity Street
General Information
Standard status
Active
Size
5,380 SF
Total Parking Spaces
20
Property subtype
Commercial
Zoning
B-2 Comm., Commercial
Taxes and HOA fees
Annual Taxes
$8,352
Building Details
Building Size
5,380 SF
Year Built
1960
Buildings
1
Stories
2
Listing Agency:
Rich Realty
(585) 739-5334
Listed By:
Michael Nuccitelli
(585) 739-5334
Source:
Wcirealty
Added: May 4
Changed: Aug 23
Last Checked: Aug 23 at 4:10AM
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 Rich Realty
Investment Insights
Based on property information with market context.
This well-maintained mixed-use commercial building features a solid brick two-story structure with additional retail/office space and warehouse space. Warehouse access is supported by an overhead garage door, providing practical utility for light warehouse or service-related operations. The property includes three bathrooms distributed throughout the building, and the layout can be configured to support multiple uses.
The building has strong street presence with convenient access to surrounding shops, restaurants, and local amenities. Ample on-site parking is available for tenants and customers. The Village also handles snow plowing and driveway maintenance, which can help reduce certain ownership responsibilities.
The configuration supports flexibility for a variety of business uses, including the ability to split the property into separate units for multiple tenants or an owner-occupant alongside rental income.
The building has strong street presence with convenient access to surrounding shops, restaurants, and local amenities. Ample on-site parking is available for tenants and customers. The Village also handles snow plowing and driveway maintenance, which can help reduce certain ownership responsibilities.
The configuration supports flexibility for a variety of business uses, including the ability to split the property into separate units for multiple tenants or an owner-occupant alongside rental income.
Key Highlights
- Brick two‑story mixed‑use/commercial building with additional retail/office space
- Includes warehouse space with an overhead garage door for light warehouse use
- 3 bathrooms located throughout the building to support multiple tenant or business configurations
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
$30,103
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
6.27%
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%
$602,060
$602.1K
Cap Rate 7%
$430,043
$430.0K
Cap Rate 9%
$334,478
$334.5K
Market Conditions
NOI Build-Up for 5,380 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
$36.7K $6.82/SF
− Vacancy
−$1.3K −$0.24/SF
EGI
$35.4K $6.58/SF
− OpEx
−$5.3K −$0.99/SF
NOI
$30.1K $5.60/SF
Area
Monroe County, NY
Vacancy
3.48%
Lease Rate
$6.82 /SF/Yr
Expense Ratio
15.00%
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%
$602,060
Cap Rate 7%
$430,043
Cap Rate 9%
$334,478
Alternative Uses
Best Use
Warehouse
$430.0K
$376.3K – $501.7K
NOI $30,103 @ 7.0% cap · market cap 6.27%
Second Best
Industrial
$344.9K
$301.8K – $402.4K
NOI $24,143 @ 7.0% cap · market cap 5.03%
Theoretical Best
Specialty Retail
$1.03M
$903.7K – $1.20M
NOI $72,296 @ 7.0% cap · market cap 15.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
480
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14559, NY
17,964
Population
7,412
Households
2.4
Avg Household Size
45
Median Age
39%
College-Educated
94%
High-School Grad
43.7 sq mi
ZIP Area
411
Density / Sq Mi
$91,021
Median Household Income
$50,216
Median Earnings
$1,150
Median Rent
$218,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Mangia Mangia — 2273 S Union St, Spencerport, NY 14559
- Barton's Parkside Hots — 104 West Ave, Spencerport, NY 14559
Frequently Asked Questions
What type of property is this?
Flex space - Brick two-story mixed-use building includes warehouse space with an overhead garage door and multiple bathroom facilities.
Where is this flex space located?
The property is located at 14 Amity Street Spencerport, NY.
What is the asking price?
The asking price for this property is $479,900.
What are key features of this property?
This property features: Brick two‑story mixed‑use/commercial building with additional retail/office space; Includes warehouse space with an overhead garage door for light warehouse use; 3 bathrooms located throughout the building to support multiple tenant or business configurations
