Mixed-Use Portfolio with
For Sale
$899,900
28 Main St, Geneseo, NY 14454
Three contiguous assets combine leased commercial space with furnished college rentals.
Property Size6,595 SF
Price / SF$136.45
Days on Market8
Property Features for 28 Main St
General Information
Standard status
Active
Size
6,595 SF
Building Details
Year Built
1958
Buildings
3
Tenancy
Multi
Listing Agency:
AB Cole Real Estate, Inc.
(585) 243-2643
Listed By:
Patricia A. Cole · License #10311208149
Source:
Skinnercnyrealty
Added: Aug 23
Changed: Aug 30
Last Checked: Aug 30 at 12:59PM
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 AB Cole Real Estate, Inc.
Investment Insights
Based on property information with market context.
This offering combines three contiguous properties totaling 6,595 square feet at 28 Main Street, 6 University Avenue, and 10 University Avenue. The Main Street building contains two commercial storefronts and four furnished apartments operated as college rentals, with a one-bedroom, two-bedroom, three-bedroom, and four-bedroom unit. Furniture and appliances remain with the residential units. One storefront is occupied by a beauty salon, while the other is leased to Monroe Title.
10 University Avenue is a commercial building constructed in 2000 and currently leased. The property at 6 University Avenue is vacant and conveyed AS IS, providing an additional building for renovation, redevelopment, or expansion. The package includes a 0.82-acre lot at 10 University Avenue and a 43' x 136' lot at 6 University Avenue. The properties are located in Geneseo, NY, within a college community.
10 University Avenue is a commercial building constructed in 2000 and currently leased. The property at 6 University Avenue is vacant and conveyed AS IS, providing an additional building for renovation, redevelopment, or expansion. The package includes a 0.82-acre lot at 10 University Avenue and a 43' x 136' lot at 6 University Avenue. The properties are located in Geneseo, NY, within a college community.
Key Highlights
- Three contiguous properties offered together at 28 Main St, 6 University Ave, and 10 University Ave
- 6,595 square feet across the combined offering
- 28 Main Street includes two commercial storefronts and four furnished apartments
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
$80,129
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
8.90%
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%
$1,602,580
$1.6M
Cap Rate 7%
$1,144,700
$1.1M
Cap Rate 9%
$890,322
$890.3K
Market Conditions
NOI Build-Up for 6,595 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
$142.5K $21.60/SF
− Vacancy
−$14.2K −$2.16/SF
EGI
$128.2K $19.44/SF
− OpEx
−$48.1K −$7.29/SF
NOI
$80.1K $12.15/SF
Area
Livingston County, NY
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,602,580
Cap Rate 7%
$1,144,700
Cap Rate 9%
$890,322
Alternative Uses
Best Use
Retail
$1.28M
$1.12M – $1.49M
NOI $89,446 @ 7.0% cap · market cap 9.94%
Second Best
Mixed Use
$1.14M
$1.00M – $1.34M
NOI $80,129 @ 7.0% cap · market cap 8.90%
Theoretical Best
Office A
$1.81M
$1.58M – $2.11M
NOI $126,466 @ 7.0% cap · market cap 14.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
528
Businesses Nearby
Explore this area
Business Placement
Demographics for 14454, NY
10,759
Population
3,937
Households
2.7
Avg Household Size
28
Median Age
50%
College-Educated
95%
High-School Grad
47.6 sq mi
ZIP Area
226
Density / Sq Mi
$66,629
Median Household Income
$12,055
Median Earnings
$1,000
Median Rent
$217,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three contiguous assets combine leased commercial space with furnished college rentals.
Where is this mixed-use property located?
The property is located at 28 Main St Geneseo, NY.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Three contiguous properties offered together at 28 Main St, 6 University Ave, and 10 University Ave; 6,595 square feet across the combined offering; 28 Main Street includes two commercial storefronts and four furnished apartments
