Mixed-Use Building in Brockport,
For Sale
Contact for pricing
24 Clinton St, Brockport, NY 14420
Mixed-use building with bar, kitchen, and apartments for sale.
Property Size2,500 SF
Price / SF$230
Days on Market182
Property Features for 24 Clinton St
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Mixed Use
Zoning
Main Street District
Investment Type
Owner/User
Building Details
Buildings
1
Stories
2
Listing Agency:
Benchmark Realty Advisors, LLC
(585) 303-8017
Listed By:
Mark Chiarenza · License #NY 10491211530
Source:
Crexi
Added: Feb 10
Changed: Aug 8
Last Checked: Aug 9 at 2:18PM
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 Benchmark Realty Advisors, LLC
Investment Insights
Based on property information with market context.
The property at 24-26 North Clinton in Brockport, NY, is a mixed-use building suitable for an owner-user or investor. It features a fully equipped bar with a kitchen hood, dish station, walk-in coolers, bar coolers, and a tap system, along with furniture, fixtures, and equipment. The location offers canal views, making it suitable for a coffee house, cafe, or brewery. Additionally, the property includes two apartments, a one-bedroom and a 2.5-bedroom, generating a combined monthly rental income of $2175. Each tenant has separate gas and electric meters. The property size is 2500 square feet.
Key Highlights
- Fully equipped bar with kitchen, coolers, tap system, FF & E included.
- Prime location with canal views, ideal for coffee house, cafe, or brewery.
- Mixed‑use building suitable for owner‑user or investor.
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
$33,595
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
5.84%
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%
$671,900
$671.9K
Cap Rate 7%
$479,929
$479.9K
Cap Rate 9%
$373,278
$373.3K
Market Conditions
NOI Build-Up for 2,500 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
$47.4K $18.96/SF
− Vacancy
−$2.6K −$1.04/SF
EGI
$44.8K $17.92/SF
− OpEx
−$11.2K −$4.48/SF
NOI
$33.6K $13.44/SF
Area
Monroe County, NY
Vacancy
5.50%
Lease Rate
$18.96 /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%
$671,900
Cap Rate 7%
$479,929
Cap Rate 9%
$373,278
Alternative Uses
Best Use
Specialty Retail
$479.9K
$419.9K – $559.9K
NOI $33,595 @ 7.0% cap · market cap 5.84%
Second Best
Mixed Use
$341.5K
$298.8K – $398.4K
NOI $23,906 @ 7.0% cap · market cap 4.16%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
799
Businesses Nearby
38k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 69%
Dining 31%
Kwik Fill
Shops & Services
7,924 visits/mo
0.3 miles
Dollar General
Shops & Services
7,429 visits/mo
0.2 miles
Sunoco
Shops & Services
7,413 visits/mo
0.3 miles
Pizza Hut
Dining
4,662 visits/mo
0.2 miles
Mark's Pizzeria
Dining
3,179 visits/mo
0.2 miles
Demographics for 14420, NY
19,567
Population
8,245
Households
2.4
Avg Household Size
34
Median Age
35%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
332
Density / Sq Mi
$69,716
Median Household Income
$35,211
Median Earnings
$951
Median Rent
$178,600
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?
Mixed-use property - Mixed-use building with bar, kitchen, and apartments for sale.
Where is this mixed-use property located?
The property is located at 24 Clinton St Brockport, NY.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Fully equipped bar with kitchen, coolers, tap system, FF & E included.; Prime location with canal views, ideal for coffee house, cafe, or brewery.; Mixed‑use building suitable for owner‑user or investor.
