Historic Mixed-Use Retail
For Sale
Contact for pricing
25 South Main Street, Pittsford, NY 14534
Two-building mixed-use property with Main Street retail and a vacant carriage house outbuilding for added flexibility.
Property Size9,073 SF
Price / SF$187.37
Days on Market137
Property Features for 25 South Main Street
General Information
Standard status
Active
Size
9,073 SF
Total Parking Spaces
8
Property subtype
Mixed Use, Office, Retail
Zoning
TDD- Traditional Downtown Design
Lease Type
Gross
Investment Type
Stabilized
Net Operating Income
$150,807
Additional Details
Multifamily Units
1
Building Details
Buildings
2
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
Venture Brokerage Group
Listed By:
Janell Vanegas · License #NY 10491205280
(585) 615-1102
Source:
Crexi
Added: Apr 23
Changed: Aug 27
Last Checked: Sep 2 at 12:02AM
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 Venture Brokerage Group
Investment Insights
Based on property information with market context.
25 S. Main Street is a historic two-building mixed-use property in the Village of Pittsford. The front building includes approximately 6,468 SF of Main Street retail with highly visible frontage, with an apartment newly renovated above the retail space. The second structure is a rear carriage house/outbuilding totaling approximately 2,605 SF and is currently vacant.
The property is positioned in a walkable commercial area with surrounding shops, restaurants, and amenities. It is also described as being just steps from the Erie Canal.
As configured, the compound provides an income-producing retail component paired with a vacant outbuilding that may support future office, owner-user, or income-producing uses, depending on final plans.
The property is positioned in a walkable commercial area with surrounding shops, restaurants, and amenities. It is also described as being just steps from the Erie Canal.
As configured, the compound provides an income-producing retail component paired with a vacant outbuilding that may support future office, owner-user, or income-producing uses, depending on final plans.
Key Highlights
- Two‑building mixed‑use property in the Village of Pittsford at 25 S. Main Street
- Approx. 6,468 SF front building with Main Street retail plus a luxury apartment above the retail
- Retail space is occupied by Chicke Baby & Kids Boutique
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
$88,122
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
5.18%
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%
$1,762,440
$1.8M
Cap Rate 7%
$1,258,886
$1.3M
Cap Rate 9%
$979,133
$979.1K
Market Conditions
NOI Build-Up for 9,073 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
$136.1K $15.00/SF
− Vacancy
−$10.2K −$1.13/SF
EGI
$125.9K $13.88/SF
− OpEx
−$37.8K −$4.16/SF
NOI
$88.1K $9.71/SF
Area
Monroe County, NY
Vacancy
7.50%
Lease Rate
$15.00 /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%
$1,762,440
Cap Rate 7%
$1,258,886
Cap Rate 9%
$979,133
Alternative Uses
Best Use
Retail
$1.26M
$1.10M – $1.47M
NOI $88,122 @ 7.0% cap · market cap 5.18%
Second Best
Mixed Use
$1.24M
$1.08M – $1.45M
NOI $86,761 @ 7.0% cap · market cap 5.10%
Theoretical Best
Specialty Retail
$1.74M
$1.52M – $2.03M
NOI $121,922 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
950
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14534, NY
32,834
Population
12,913
Households
2.5
Avg Household Size
46
Median Age
72%
College-Educated
98%
High-School Grad
32.3 sq mi
ZIP Area
1,017
Density / Sq Mi
$144,832
Median Household Income
$75,938
Median Earnings
$1,676
Median Rent
$343,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Two-building mixed-use property with Main Street retail and a vacant carriage house outbuilding for added flexibility.
Where is this storefront property located?
The property is located at 25 South Main Street Pittsford, NY.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Two‑building mixed‑use property in the Village of Pittsford at 25 S. Main Street; Approx. 6,468 SF front building with Main Street retail plus a luxury apartment above the retail; Retail space is occupied by Chicke Baby & Kids Boutique
