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    140 N Main Street Mount Morris, NY 14510

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    Claim this Listing
    For Sale
    $750,000

    COMMERCIAL - Mount Morris, NY

    Property size:
    12,038 SF
    Lot size:
    3.20 Acres
    Price / SF:
    $62/SF
    Added:
    Dec 1, 2025
    Days on Market:
    150
    Last Refresh:
    Apr 30 at 7:06 pm

    Property Features for 140 N Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking
    25
    Parking features
    Paved or Surfaced
    Standard status
    Active
    APN
    243601-106-006-0001-002-001-0000
    Size
    12,038 SF
    Lot size
    3.20 Acres

    Taxes and HOA fees

    Tax Annual Amount
    13645

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas
    Cooling system
    Central Air
    Water source
    Public
    Water front features
    River Access, Stream
    Water front
    1

    Building Details

    Year built
    1959
    Floors in Building
    2
    Number of units
    1
    Flooring type
    Carpet, Concrete, Vinyl, Linoleum
    Building materials
    Brick, Block
    Roof type
    Asphalt, Flat

    We can help!

    Listing Contact
    John Antetomaso
    John Antetomaso

    Listing agent John Antetomaso License #49AN1151017

    Listing office RE/MAX Plus 2171 Monroe Avenue, Rochester, NY

    Listing date Dec 1, 2025

    MLS# R1650927

    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.

    Overview

    Retail Plaza Near Letchworth Park

    This retail strip plaza is located in the Village of Mt. Morris, across from Letchworth State Park. Situated along the Falls, the property has been maintained and offers investment potential. The current owner operates two businesses within the retail plaza, and also has a 1 bedroom apartment. The sale includes the land, building, and the two businesses: a liquor store and a laundromat. NAPA, a large storage area, and an additional apartment are also part of this investment opportunity. The 3.2-acre site features parking and docks, along with additional land for future expansion towards the rear of the property. It has access and average daily traffic count on Main Street. The property is located in a commercial business district. The building size is 12,038 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Strip malls

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mount Morris
    County
    Livingston
    State
    New York
    Longitude
    -77.88052
    Latitude
    42.737908

    Nearby Similar for Sale

    • $949,900
      40,268 SF

      Genesee River Restaurant and Reception

      Restaurant and reception center in Mount Morris near Letchworth.
      134 N Main Street, Mount Morris, NY 14510
      View Details
    • $1,182,720
      10,752 SF

      Retail Space in Mount Morris

      Retail space for sale with high traffic volume.
      40 E State St, Mount Morris, NY 14510
      View Details

    FAQs

    What type of property is this?
    Strip mall - Retail strip plaza with businesses and expansion potential near Letchworth.
    Where is this strip mall located?
    The property is located at 140 N Main Street Mount Morris, NY.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: Prime location across from Letchworth State Park with high traffic on Main Street.; Includes land, building, and two established businesses (Liquor Store and Laundromat).; Features a 1‑bedroom apartment and additional apartment for rental income.
    (585) 787-8888
    We can help!
    Listing Contact
    John Antetomaso
    John Antetomaso
    Real Estate License ID: 49AN1151017
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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