Renovated Office Building For
For Sale
Contact for pricing
201 Main St, East Rochester, NY
7,005 SF office building with recent renovations.
Property Size7,005 SF
Lot Size0.16 Acres
Price / SF$82.80
Days on Market386
Property Features for 201 Main St
General Information
Standard status
Active
Size
7,005 SF
Lot size
0.16 Acres
Property subtype
OFFICE
Listing Agency:
Moore Corporate Real Estate
(585) 546-4170
Listed By:
Stephen Moore
Source:
Moodyscre
Added: Jul 31, 2025
Changed: Aug 14
Last Checked: Aug 19 at 1:14PM
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 Moore Corporate Real Estate
Investment Insights
Based on property information with market context.
This well-constructed office building offers approximately 7,005 square feet of space, including a small second-floor area. The interior features a modern reception area, a conference room, a training room, and multiple private offices. Extensive renovations have been completed since 2021, including new windows and glass, new HVAC units, and exterior refinishing. The property presents the possibility of rental income.
Key Highlights
- Extensive renovations since 2021 including new windows, glass, HVAC units, and exterior finish.
- Approximately 7,005 square feet of office space.
- Includes a modern reception area, conference room, and training room.
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
$52,733
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
9.09%
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%
$1,054,660
$1.1M
Cap Rate 7%
$753,329
$753.3K
Cap Rate 9%
$585,922
$585.9K
Market Conditions
NOI Build-Up for 7,005 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
$98.4K $14.04/SF
− Vacancy
−$28.0K −$4.00/SF
EGI
$70.3K $10.04/SF
− OpEx
−$17.6K −$2.51/SF
NOI
$52.7K $7.53/SF
Area
Monroe County, NY
Vacancy
28.51%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,054,660
Cap Rate 7%
$753,329
Cap Rate 9%
$585,922
Alternative Uses
Best Use
Office B
$753.3K
$659.2K – $878.9K
NOI $52,733 @ 7.0% cap · market cap 9.09%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.34M
$1.18M – $1.57M
NOI $94,132 @ 7.0% cap · market cap 16.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
866
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 7,005 SF office building with recent renovations.
Where is this office building located?
The property is located at 201 Main St East Rochester, NY.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: Extensive renovations since 2021 including new windows, glass, HVAC units, and exterior finish.; Approximately 7,005 square feet of office space.; Includes a modern reception area, conference room, and training room.
