Building Details

Buildings 1

Listing Agency: RE/MAX Realty Group r***@gmail.com Show Phone

Listed By: Colleen M. Bracci · License #30BR1133356 Show Phone

Source: Nicholcityrealty

Added: Aug 23 Changed: Aug 28 Last Checked: Aug 25 at 9:53AM

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Investment Insights

Based on property information with market context.

This storefront retail property on Monroe Ave includes a street-level commercial area, basement space, and indoor pickleball courts. The layout supports continued retail use as well as recreation, fitness, office, or community-oriented operations, subject to applicable requirements. The building previously operated as BSN Sports and was constructed in 1950.

Located in Brighton at 2195 Monroe Ave, Rochester, NY 14618, the property is positioned along a commercial corridor with on-site asphalt parking. It carries a low intensity commercial zoning designation, providing a defined framework for evaluating future occupancy and use options.

Key Highlights

• Street‑level storefront with additional basement area
• Indoor pickleball courts included in the building
• Low intensity commercial zoning

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

$62,724

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

7.38%

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%

$1,254,480 $1.3M

Cap Rate 7%

$896,057 $896.1K

Cap Rate 9%

$696,933 $696.9K

Market Conditions

NOI Build-Up for 6,976 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

$100.5K $14.40/SF

− Vacancy

−$10.8K −$1.56/SF

EGI

$89.6K $12.84/SF

− OpEx

−$26.9K −$3.85/SF

NOI

$62.7K $8.99/SF

Area

Erie County, NY

Vacancy

10.80%

Lease Rate

$14.40 /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%

$1,254,480

Cap Rate 7%

$896,057

Cap Rate 9%

$696,933

Alternative Uses

Best Use

Retail

$896.1K

$784.1K – $1.05M (±1% cap)

NOI $62,724 @ 7.0% cap · market cap 7.38%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.52M

$1.33M – $1.78M (±1% cap)

NOI $106,750 @ 7.0% cap · market cap 12.56%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Storefront properties

Suggested Use

Top Pick Parking Lot & Garage Big Box & Wholesale Store Dental Office Auto Parts Store Auto Repair Shop Building Supply

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

1,134

Businesses Nearby

176k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Dining 44% Groceries 25% Shops & Services 18% Beauty & Spa 8%

Whole Foods Market Groceries

44,538 visits/mo 0.2 miles

Starbucks Dining

24,897 visits/mo 0.3 miles

GO Car Wash Shops & Services

13,162 visits/mo 0.4 miles

Dunkin' Donuts Dining

13,078 visits/mo 0.3 miles

Chipotle Mexican Grill Dining

9,534 visits/mo 0.3 miles

Demographics for 14618, NY

23,998

Population

9,003

Households

2.7

Avg Household Size

39

Median Age

76%

College-Educated

98%

High-School Grad

9.6 sq mi

ZIP Area

2,500

Density / Sq Mi

$122,647

Median Household Income

$53,570

Median Earnings

$1,407

Median Rent

$301,300

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Wegmans Floral — 3195 monroe ave, rochester, ny 14618

Frequently Asked Questions

What type of property is this?

Storefront property - Flexible commercial building with street-level retail space, a basement, and indoor pickleball courts.

Where is this storefront property located?

The property is located at 2195 Monroe Avenue Brighton, NY.

What is the asking price?

The asking price for this property is $850,000.

What are key features of this property?

This property features: Street‑level storefront with additional basement area; Indoor pickleball courts included in the building; Low intensity commercial zoning