Mixed-Use Property with
New
For Sale
$475,000
1742 Fairport Nine Mile Point Road, Penfield, NY 14526
CommercialSale, Penfield, NY
Property Size1,619 SF
Lot Size2.28 Acres
Price / SF$293.39
Days on Market4
Property Features for 1742 Fairport Nine Mile Point Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MUD
Zoning description
Residential Multi Use
Rooms
Basement
Parking
6
Parking features
Paved or Surfaced
Subdivision
Commisso Sub
Lot features
Rectangular, Rectangular Lot
High school
Webster-Schroeder High
Elementary school district
Webster
Middle school district
Webster
High school district
Webster
Directions
Fairport Nine Mile Point Road (Rt 250) south of Atlantic on the East side. Sign on Property.
Standard status
Active
APN
264200-125-010-0001-008-200
Size
1,619 SF
Lot size
2.28 Acres
Taxes and HOA fees
Tax Annual Amount
7375
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air, Solar (Heating)
Cooling system
Central Air
Building Details
Year built
1985
Floors in Building
1
Number of units
1
Flooring type
Carpet
Building materials
AtticCrawlHatchwaysInsulated, FoamInsulation
Roof type
Shingle, Asphalt
Listing Agency:
Cornerstone Realty Associates
(315) 524-7320
Listed By:
Paula Priest · License #10301210525
(585) 370-1725
Added: Sep 10
Changed: Sep 13
Last Checked: Sep 13 at 6:06PM
MLS# R1713691
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 mixed-use property is currently arranged as a residence with an in-law apartment in the lower level. The 1,619-square-foot building includes a basement, central air, forced-air natural gas heat, solar heating, and carpeted areas. Recent improvements include an asphalt shingle roof, leaf-guard gutters, comfort windows, and solar panels on the south side.
The 2.28-acre parcel includes a rear workshop sized for 2+ cars, with a compressor, wood heat, water service, and 100 amp electrical service. An attached 2+ car garage has a 220 electric panel, while paved or surfaced parking supports on-site access. The property is served by a septic tank and was built in 1985. Specific permitted uses should be confirmed with the town.
The 2.28-acre parcel includes a rear workshop sized for 2+ cars, with a compressor, wood heat, water service, and 100 amp electrical service. An attached 2+ car garage has a 220 electric panel, while paved or surfaced parking supports on-site access. The property is served by a septic tank and was built in 1985. Specific permitted uses should be confirmed with the town.
Key Highlights
- 2.28‑acre parcel with 1,619 square feet of building area
- Lower‑level in‑law apartment within the residential configuration
- Rear workshop accommodates 2+ cars and includes compressor, wood heat, and water
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
$15,482
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
3.26%
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%
$309,640
$309.6K
Cap Rate 7%
$221,171
$221.2K
Cap Rate 9%
$172,022
$172.0K
Market Conditions
NOI Build-Up for 1,619 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
$29.1K $18.00/SF
− Vacancy
−$4.4K −$2.70/SF
EGI
$24.8K $15.30/SF
− OpEx
−$9.3K −$5.74/SF
NOI
$15.5K $9.56/SF
Area
Monroe County, NY
Vacancy
15.00%
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%
$309,640
Cap Rate 7%
$221,171
Cap Rate 9%
$172,022
Alternative Uses
Best Use
Mixed Use
$221.2K
$193.5K – $258.0K
NOI $15,482 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$310.8K
$272.0K – $362.6K
NOI $21,756 @ 7.0% cap · market cap 4.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 14526, NY
20,932
Population
8,231
Households
2.5
Avg Household Size
44
Median Age
62%
College-Educated
97%
High-School Grad
16.4 sq mi
ZIP Area
1,276
Density / Sq Mi
$110,566
Median Household Income
$62,334
Median Earnings
$1,168
Median Rent
$256,600
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residentially configured property with an in-law apartment, accessory workshop, garages, and updated building systems.
Where is this mixed-use property located?
The property is located at 1742 Fairport Nine Mile Point Road Penfield, NY.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2.28‑acre parcel with 1,619 square feet of building area; Lower‑level in‑law apartment within the residential configuration; Rear workshop accommodates 2+ cars and includes compressor, wood heat, and water
