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    Move-In Ready Office Suites Title is generated by Realmo AI

    260 E Main St UN100, Rochester, NY 14604

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    New
    For Lease
    $750/Mo $18 SF/Yr (calc)

    Private, lockable offices with 24/7 secure access, HVAC, and utilities plus high-speed Wi-Fi included.

    Type:Commercial
    Property size:
    500 SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 3:02 am

    Property Features for 260 E Main St UN100

    General Information

    Standard status
    Active
    Size
    500 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1912

    We can help!

    Listing Contact
    Brenee Bunce
    Brenee Bunce

    Listing agent Brenee Bunce License #10301222112

    Listing office Keller Williams Realty Greater Rochester

    Listing date Jun 3, 2026

    Source Elliman

    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 Keller Williams Realty Greater Rochester

    HighLights

    • Available for lease: 8 private, lockable office spaces (300–500 sq ft) with immediate occupancy
    • Move‑in ready suites available furnished or unfurnished, including 24/7 secure fob access, HVAC, electric, water, and high‑speed Wi‑Fi
    • Located in the landmark Sibley Square building at 260 East Main Street in downtown Rochester, NY
    • Suite pricing available immediately: 2702 (400 sq ft) $800; 2703 (300 sq ft) $750; 2705 (300 sq ft) $750; 2706 (300 sq ft) $700
    • Additional available suites: 2707 (300 sq ft) $750; 2735 (300 sq ft) $800; 2737 (400 sq ft) $850; 2722 (500 sq ft) $900
    • Building amenities include a 100‑seat on‑site theater, Spectra Lounge and Gym, Spectra Rooftop, and dedicated conference and breakout rooms

    Overview

    Move-in ready office suites are available in the landmark Sibley Square building, offering private, lockable workspaces for teams that need dedicated rooms. Suites range from about 300 to 500 square feet and can be delivered furnished or unfurnished, with the flexibility to assemble multi-office arrangements when additional space is needed. Each individual office includes 24/7 secure fob access, HVAC, electric, and water, with utilities and high-speed Wi-Fi included.

    The building is located at 260 E Main Street in the heart of downtown Rochester, New York, with convenient access to I-490. Tenants are within walking distance of City Hall, the Hall of Justice, and Rochester City Court, placing the suites in the middle of the downtown professional corridor. The on-site tenant experience is supported by a large amenity package that includes a 100-seat theater, Spectra Lounge, Spectra Gym, a Spectra Rooftop, and dedicated conference and breakout rooms.

    These suites are well suited for professional service users and other office-based operations seeking immediate occupancy and secure, independent access at the room level. With dedicated meeting space and building amenities that support both work and client meetings, the configuration can fit single-office needs or customizable multi-office suites without requiring immediate build-out work.
    Location Intelligence

    Current Use by Public Records

    Farther Farms, Inc. Food Processing Plant BZDesign, Inc. IT Consulting Firm Dunne Goodwin Marketing & Advertising John Schlia Photography Photography Service Shifter llc (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Law Firm Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.6052971
    Latitude
    43.1576588

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    FAQs

    What type of property is this?
    Office units - Private, lockable offices with 24/7 secure access, HVAC, and utilities plus high-speed Wi-Fi included.
    Where is this office units located?
    The property is located at 260 E Main St UN100 Rochester, NY.
    What is the lease rate?
    The lease rate is $750 /Mo.
    What are key features of this property?
    This property features: Available for lease: 8 private, lockable office spaces (300–500 sq ft) with immediate occupancy; Move‑in ready suites available furnished or unfurnished, including 24/7 secure fob access, HVAC, electric, water, and high‑speed Wi‑Fi; Located in the landmark Sibley Square building at 260 East Main Street in downtown Rochester, NY
    (585) 615-0039
    We can help!
    Listing Contact
    Brenee Bunce
    Brenee Bunce
    Real Estate License ID: 10301222112
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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