Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    185 N WATER ST Rochester, NY

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    5,607 SF office space for rent in Rochester, NY.

    Type:OFFICE
    Property size:
    5,607 SF
    Lot size:
    0.43 Acres
    Added:
    Oct 24, 2025
    Days on Market:
    159
    Last Refresh:
    Mar 29 at 8:33 pm

    Property Features for 185 N WATER ST

    General Information

    Standard status
    Active
    Size
    5,607 SF
    Lot size
    0.43 Acres
    Property subtype
    OFFICE

    Spaces For Lease

    at 185 N WATER ST Contact us

    We can help!

    Listing Contact
    Adam Borrell
    Adam Borrell

    Listing agent Adam Borrell

    Listing office Buckingham Properties

    Listing date Oct 24, 2025

    Source Moodyscre

    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 Buckingham Properties

    Overview

    Rochester Office Space Available

    This property offers 5,607 square feet of office space and is located in Rochester, NY.
    Location Intelligence

    Current Use by Public Records

    ÜberGuard Information Security ... IT Consulting Firm

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.6116
    Latitude
    43.1598

    Nearby Similar for Lease

    • $11/mo

      Unique Rochester Commercial Flex Space

      4,100 SF flex space with culinary infrastructure for lease.
      444 Central Avenue, Rochester, NY 14605
      View Details
    • Contact for pricing

      Rochester Commercial Space for Lease

      Commercial space available in Rochester, formerly a laundromat.
      512 Lyell Avenue, Rochester, NY 14606
      View Details
    • Contact for pricing

      Updated Commercial Space on Monroe

      Updated commercial space suitable for salon, retail, office, or medical.
      1704 Monroe Avenue, Rochester, NY 14618
      View Details
    • $590,000/mo

      Versatile Office Building in Rochester

      8320 sq ft office building with flexible leasing options.
      1171 Titus Avenue, Rochester, NY 14617
      View Details
    • $1.00/mo

      Freestanding Building in Emerging District

      High-visibility 2,916 SF building in Rochester's active retail corridor.
      266-270 Monroe Avenue, Rochester, NY 14607
      View Details
    • Contact for pricing

      Versatile Commercial Space in Rochester

      6,000 sq ft space ideal for bar or restaurant.
      123 Liberty Pole Way, Rochester, NY 14604
      View Details
    • $375,000/mo

      Established Meat Market Business Opportunity

      Thriving meat market business for sale in Rochester, NY.
      584-600 Hudson Avenue, Rochester, NY 14605
      View Details
    • Contact for pricing

      Prime Office Space Available

      Handicap accessible office space suitable for various professional uses.
      233 #1 Alexander Street, Rochester, NY 14607
      View Details
    • Contact for pricing

      Rochester Auto Shop For Rent

      Auto/Tire shop available for rent in high traffic area.
      3621 Dewey Avenue, Rochester, NY 14616
      View Details
    • $14/mo

      Prime Downtown Rochester Commercial Space

      Build-to-suit opportunity in the heart of Downtown Rochester.
      49 Stone Street, Rochester, NY 14604
      View Details
    • $15/mo

      Brighton Office Suite for Lease

      2,400 SF office suite in desirable Brighton commercial corridor.
      37 Allens Creek Road, Rochester, NY 14618
      View Details
    • $299,900/mo

      Mixed-Use Building with Commercial Space

      Mixed-use property featuring apartments and commercial space for rent.
      512 Lyell Avenue, Rochester, NY 14606
      View Details

    FAQs

    What type of property is this?
    Office units - 5,607 SF office space for rent in Rochester, NY.
    Where is this office units located?
    The property is located at 185 N WATER ST Rochester, NY.
    What are key features of this property?
    This property features: 5,607 SF of office space available for rent.; Located in Rochester, NY.; Office space.
    (585) 440-3746
    We can help!
    Listing Contact
    Adam Borrell
    Adam Borrell
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!