Warehouse with Office and Dock
For Sale
Contact for pricing
1604 Wayneport Rd, Macedon, NY 14502
Warehouse with an 8,000± SF office, two dock positions with levelers, and grade-level loading doors.
Property Size19,850 SF
Price / SF$85.64
Days on Market68
Property Features for 1604 Wayneport Rd
General Information
Standard status
Active
Size
19,850 SF
Property subtype
INDUSTRIAL
Listing Agency:
CBRE | Rochester
(585) 240-8080
Listed By:
Patrick Wahl · License #10401253005
(585) 474-1437
Source:
Moodyscre
Added: Jul 9
Changed: Aug 14
Last Checked: Sep 13 at 10:58AM
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 CBRE | Rochester
Investment Insights
Based on property information with market context.
This warehouse property includes 19,850± SF of industrial space with an 8,000± SF office. Loading features consist of two loading docks with hydraulic levelers and dock seals, along with two grade-level doors measuring 14’H x 12’W. Clear height ranges from 20’ to 24’, and the warehouse has LED lighting, partial AC, sprinklers throughout, and a standing seam metal roof. The building also includes a compressed air grid and is served by 400 amps at 208 volts, 3 phase. Built in 1998 and expanded in 2000, it offers a well-suited industrial layout for operations that need both dock and drive-in access.
The property is located at 1604 Wayneport Rd in Macedon, NY 14502.
The property is located at 1604 Wayneport Rd in Macedon, NY 14502.
Key Highlights
- 19,850± SF warehouse with 8,000± SF office space
- Two loading docks with hydraulic levelers and dock seals
- Two grade level doors (14’H x 12’W) plus 20’–24’ clear height
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
$149,075
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
8.77%
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%
$2,981,500
$3.0M
Cap Rate 7%
$2,129,643
$2.1M
Cap Rate 9%
$1,656,389
$1.7M
Market Conditions
NOI Build-Up for 19,850 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
$188.2K $9.48/SF
− Vacancy
−$12.8K −$0.64/SF
EGI
$175.4K $8.84/SF
− OpEx
−$26.3K −$1.33/SF
NOI
$149.1K $7.51/SF
Area
Wayne County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$2,981,500
Cap Rate 7%
$2,129,643
Cap Rate 9%
$1,656,389
Alternative Uses
Best Use
Warehouse
$2.13M
$1.86M – $2.48M
NOI $149,075 @ 7.0% cap · market cap 8.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.35M
$4.68M – $6.24M
NOI $374,307 @ 7.0% cap · market cap 22.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14502, NY
10,760
Population
4,769
Households
2.3
Avg Household Size
43
Median Age
41%
College-Educated
94%
High-School Grad
35.8 sq mi
ZIP Area
301
Density / Sq Mi
$83,224
Median Household Income
$57,038
Median Earnings
$999
Median Rent
$219,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Similar Off Market Nearby
- O-P Mini Storage — 1599 Wayneport Rd, Macedon, NY 14502
- FLX Auto Storage — 384 East Ave, Macedon, NY 14502
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse with an 8,000± SF office, two dock positions with levelers, and grade-level loading doors.
Where is this warehouse located?
The property is located at 1604 Wayneport Rd Macedon, NY.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 19,850± SF warehouse with 8,000± SF office space; Two loading docks with hydraulic levelers and dock seals; Two grade level doors (14’H x 12’W) plus 20’–24’ clear height
