Flex Space with
For Sale
$415,000
161 Comfort Street, Rochester, NY 14620
CommercialSale, Rochester, NY
Property Size3,330 SF
Lot Size0.18 Acres
Price / SF$124.62
Days on Market472
Property Features for 161 Comfort Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
R-2
Parking
10
Subdivision
Williams Tr
Lot features
Rectangular, Rectangular Lot
Elementary school district
Rochester
Middle school district
Rochester
High school district
Rochester
Standard status
Active
APN
261400-121-480-0001-022-000-0000
Size
3,330 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
8263
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating), Electric (Heating), Zoned
Cooling system
Zoned
Water source
Public
Building Details
Year built
1956
Floors in Building
1
Flooring type
Concrete
Building materials
Block
Roof type
Rubber, Flat, Membrane
Listing Agency:
NORCHAR, LLC
(585) 244-4444
Listed By:
Evan Schaefer · License #10301220657
(585) 337-1764
Added: May 23, 2025
Changed: Sep 4
Last Checked: Sep 6 at 2:06AM
MLS# R1609155
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.
This 3,330-square-foot flex property contains approximately 90% open warehouse area and 10% finished office space at the front, with two full bathrooms. The building provides 12-foot ceilings and 14-foot clear height to the joist, along with concrete flooring, block construction, and a flat membrane roof. A 200 AMP electrical service supports the building, while the front office has a new A/C mini-split system installed in 2024. Lighting was upgraded throughout in 2019, and a local security system is in place.
The property includes a private rear parking lot with approximately 10 spaces, accessed from the side alleyway. It is located just off South Clinton Avenue with immediate access to I-490 and Downtown Rochester. Public water and public sewer serve the property, which is zoned R-2. The building also includes a rear grade-level door location that can be installed for shipping and delivery functionality.
The property includes a private rear parking lot with approximately 10 spaces, accessed from the side alleyway. It is located just off South Clinton Avenue with immediate access to I-490 and Downtown Rochester. Public water and public sewer serve the property, which is zoned R-2. The building also includes a rear grade-level door location that can be installed for shipping and delivery functionality.
Key Highlights
- 3,330 square feet with approximately 90% open warehouse/flex area
- 12‑foot ceilings with 14‑foot clear height to the joist
- 200 AMP electrical service
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
$33,964
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
8.18%
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%
$679,280
$679.3K
Cap Rate 7%
$485,200
$485.2K
Cap Rate 9%
$377,378
$377.4K
Market Conditions
NOI Build-Up for 3,330 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
$51.9K $15.60/SF
− Vacancy
−$3.4K −$1.03/SF
EGI
$48.5K $14.57/SF
− OpEx
−$14.6K −$4.37/SF
NOI
$34.0K $10.20/SF
Area
Rochester, NY
Vacancy
6.60%
Lease Rate
$15.60 /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%
$679,280
Cap Rate 7%
$485,200
Cap Rate 9%
$377,378
Alternative Uses
Best Use
Warehouse
$589.2K
$515.5K – $687.4K
NOI $41,242 @ 7.0% cap · market cap 9.94%
Second Best
Industrial
$485.2K
$424.6K – $566.1K
NOI $33,964 @ 7.0% cap · market cap 8.18%
Theoretical Best
Office A
$912.2K
$798.2K – $1.06M
NOI $63,856 @ 7.0% cap · market cap 15.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,367
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14620, NY
24,185
Population
13,060
Households
1.9
Avg Household Size
35
Median Age
56%
College-Educated
92%
High-School Grad
4.4 sq mi
ZIP Area
5,497
Density / Sq Mi
$59,525
Median Household Income
$40,467
Median Earnings
$1,193
Median Rent
$197,700
Median Home Value
Market
Vacancy Rate% for Industrial in Rochester, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Warehouse-oriented flex property with finished office space, bathrooms, rear parking, and access to public utilities.
Where is this flex space located?
The property is located at 161 Comfort Street Rochester, NY.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 3,330 square feet with approximately 90% open warehouse/flex area; 12‑foot ceilings with 14‑foot clear height to the joist; 200 AMP electrical service
