Brockport Industrial Property For
For Sale
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250 State St, Brockport, NY 14420
Fully leased industrial property with income potential in Brockport, NY.
Property Size20,088 SF
Lot Size3.05 Acres
Price / SF$57.25
Days on Market168
Property Features for 250 State St
General Information
Standard status
Active
Size
20,088 SF
Lot size
3.05 Acres
Property subtype
Industrial
Occupancy
100%
Investment Type
Stabilized
Building Details
Year Built
1980
Year Renovated
2022
Listing Agency:
IronHorn Enterprises
Listed By:
Ryan Jenkins · License #0225268974
Source:
Crexi
Added: Feb 24
Changed: Aug 8
Last Checked: Aug 10 at 4:01PM
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 IronHorn Enterprises
Investment Insights
Based on property information with market context.
Located at 250 State Street in Brockport, New York, this fully leased industrial property offers a strong investment opportunity with stable in-place income. The building, constructed in 1980 and renovated in 2022, has 20,088 square feet of space and is situated on 3.05 acres. It features 14-foot clear heights and nine drive-in doors, providing flexibility for service, light manufacturing, warehouse, or fleet-oriented users. The expansive lot allows for ample parking, outdoor storage, and operational maneuverability. The property is located minutes from Route 531 and Route 19, offering direct connectivity to I-490 and the greater Rochester MSA. It also benefits from its proximity to the Village of Brockport and SUNY Brockport. This accessible location within Monroe County’s west-side industrial corridor supports regional labor access and tenant demand, positioning the property as an income-producing industrial asset.
Key Highlights
- Fully leased 20,088‑square‑foot industrial property providing stable in‑place income.
- Strategic location minutes from Route 531 and Route 19, offering direct connectivity to I‑490 and the greater Rochester MSA.
- Renovated in 2022, offering updated functionality.
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
$90,146
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
7.84%
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%
$1,802,920
$1.8M
Cap Rate 7%
$1,287,800
$1.3M
Cap Rate 9%
$1,001,622
$1.0M
Market Conditions
NOI Build-Up for 20,088 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
$137.0K $6.82/SF
− Vacancy
−$8.2K −$0.41/SF
EGI
$128.8K $6.41/SF
− OpEx
−$38.6K −$1.92/SF
NOI
$90.1K $4.49/SF
Area
Monroe County, NY
Vacancy
6.00%
Lease Rate
$6.82 /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%
$1,802,920
Cap Rate 7%
$1,287,800
Cap Rate 9%
$1,001,622
Alternative Uses
Best Use
Warehouse
$1.61M
$1.40M – $1.87M
NOI $112,398 @ 7.0% cap · market cap 9.77%
Second Best
Industrial
$1.29M
$1.13M – $1.50M
NOI $90,146 @ 7.0% cap · market cap 7.84%
Theoretical Best
Specialty Retail
$3.86M
$3.37M – $4.50M
NOI $269,941 @ 7.0% cap · market cap 23.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
479
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Lineage — 4 Owens Rd, Brockport, NY 14420
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- Warehouse Solutions 247 — 100 Fair St, Brockport, NY 14420
- Lineage — 260 State St, Brockport, NY 14420
Frequently Asked Questions
What type of property is this?
Warehouse - Fully leased industrial property with income potential in Brockport, NY.
Where is this warehouse located?
The property is located at 250 State St Brockport, NY.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Fully leased 20,088‑square‑foot industrial property providing stable in‑place income.; Strategic location minutes from Route 531 and Route 19, offering direct connectivity to I‑490 and the greater Rochester MSA.; Renovated in 2022, offering updated functionality.
