Flexible Retail Building with
For Sale
$399,900
230 W Main Street, Victor, NY 14564
Adaptable commercial space with dedicated parking, radiant floors, and a fenced outdoor area.
Property Size2,077 SF
Lot Size0.23 Acres
Price / SF$192.54
Days on Market202
Property Features for 230 W Main Street
General Information
Standard status
Active
Size
2,077 SF
Total Parking Spaces
6
Lot size
0.23 Acres
Property subtype
Commercial
Zoning
commerial, Commercial
Taxes and HOA fees
Annual Taxes
$6,201
Amenities
fenced-in yard
three-zone heating
on-demand hot water
radiant heated floors
Building Details
Building Size
2,077 SF
Year Built
2013
Buildings
1
Stories
1
Listing Agency:
Tru Agent Real Estate
(585) 738-8023
Listed By:
Renee DeMars
(585) 738-8023
Source:
Homeprocny
Added: Feb 11
Changed: Aug 31
Last Checked: Aug 2 at 11:50AM
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 Tru Agent Real Estate
Investment Insights
Based on property information with market context.
This 2,077 sq ft commercial building was constructed in 2013 and is currently configured for use as a dog salon. The interior provides open, adaptable space that can be reworked for professional offices, boutique retail, a wellness studio, salon or spa, creative workspace, medical or dental use, or another commercial concept. A small fenced yard adds functional outdoor space, while three-zone heating, on-demand hot water, and radiant heated floors are already in place.
The property occupies 0.23 acres at 230 W Main Street in the Village of Victor, with six dedicated parking spaces. It is positioned along a high-visibility corridor with steady traffic and walkable access to nearby dining, shops, and popular destinations. Routes 96 and 490 are also nearby, providing regional connectivity for the property.
The property occupies 0.23 acres at 230 W Main Street in the Village of Victor, with six dedicated parking spaces. It is positioned along a high-visibility corridor with steady traffic and walkable access to nearby dining, shops, and popular destinations. Routes 96 and 490 are also nearby, providing regional connectivity for the property.
Key Highlights
- 2,077 sq ft commercial building constructed in 2013
- Open interior layout currently configured as a dog salon
- 0.23‑acre property with six dedicated parking spaces
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
$26,849
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
6.71%
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%
$536,980
$537.0K
Cap Rate 7%
$383,557
$383.6K
Cap Rate 9%
$298,322
$298.3K
Market Conditions
NOI Build-Up for 2,077 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
$39.4K $18.96/SF
− Vacancy
−$1.0K −$0.49/SF
EGI
$38.4K $18.47/SF
− OpEx
−$11.5K −$5.54/SF
NOI
$26.8K $12.93/SF
Area
Ontario County, NY
Vacancy
2.60%
Lease Rate
$18.96 /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%
$536,980
Cap Rate 7%
$383,557
Cap Rate 9%
$298,322
Alternative Uses
Best Use
Retail
$383.6K
$335.6K – $447.5K
NOI $26,849 @ 7.0% cap · market cap 6.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$621.7K
$544.0K – $725.3K
NOI $43,517 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
343
Businesses Nearby
Explore this area
Business Placement
Demographics for 14564, NY
16,138
Population
7,021
Households
2.3
Avg Household Size
46
Median Age
57%
College-Educated
97%
High-School Grad
42.3 sq mi
ZIP Area
382
Density / Sq Mi
$111,293
Median Household Income
$63,358
Median Earnings
$1,431
Median Rent
$337,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Adaptable commercial space with dedicated parking, radiant floors, and a fenced outdoor area.
Where is this retail space located?
The property is located at 230 W Main Street Victor, NY.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,077 sq ft commercial building constructed in 2013; Open interior layout currently configured as a dog salon; 0.23‑acre property with six dedicated parking spaces
