Mixed-Use Retail and Apartment
28 Main Street Geneseo, NY 14454
New
For Sale
$899,900
COMMERCIAL - Geneseo, NY
Property Size6,595 SF
Lot Size0.11 Acres
Price / SF$136.45
Days on Market4
Property Features for 28 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
5
Rooms
Basement
Parking
20
Parking features
Paved or Surfaced
Standard status
Active
APN
242601-080-012-0003-035-000-0000
Size
6,595 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
17338
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Electric (Heating), Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1958
Floors in Building
2
Number of units
7
Flooring type
Hardwood, Varies, Carpet, Linoleum, Vinyl
Roof type
Asphalt, Metal
Listing Agency:
AB Cole Real Estate, Inc.
(585) 243-2643
Listed By:
Patricia A. Cole · License #10311208149
(585) 243-2643
Added: Jul 24
Changed: Jul 27
Last Checked: Jul 27 at 12:06PM
MLS# R1701528
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This for-sale package includes three contiguous properties: 28 Main Street, 6 University Avenue, and 10 University Avenue. 28 Main Street is a mixed-use building with two commercial storefronts and four fully furnished apartments, currently operated as college rentals. The front storefront is occupied by a beauty salon, and the rear commercial space is leased to Monroe Title. The property is described as well maintained with some updates and in good overall condition.
10 University Avenue is a newer commercial building constructed in 2000 and is currently leased in excellent condition, providing dependable rental income. 6 University Avenue is a vacant building being sold AS IS.
The offering combines commercial storefront space and residential apartment units within a single contiguous group, with multiple income-producing components across the portfolio and one additional AS-IS vacant building for future work.
10 University Avenue is a newer commercial building constructed in 2000 and is currently leased in excellent condition, providing dependable rental income. 6 University Avenue is a vacant building being sold AS IS.
The offering combines commercial storefront space and residential apartment units within a single contiguous group, with multiple income-producing components across the portfolio and one additional AS-IS vacant building for future work.
Key Highlights
- Package includes 3 contiguous properties: 28 Main Street, 6 University Avenue, and 10 University Avenue
- 28 Main Street mixed‑use building with two commercial storefronts and four furnished college rental apartments
- 28 Main Street apartments include 1‑bedroom, 2‑bedroom, 3‑bedroom, and 4‑bedroom units; furniture and appliances included in the rental units
Financial Insights For Mixed Use
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $142.5k | $21.60 |
| − Vacancy | −$14.2k | −$2.16 |
| EGI | $128.2k | $19.44 |
| − OpEx | −$48.1k | −$7.29 |
| NOI | $80.1k | $12.15 |
6,595 SF · lease $21.60/SF/yr · vacancy 10.00% · expense 37.50%
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
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Mixed-use property - Three contiguous properties offer combined storefront and apartment income, including an occupied beauty salon and a leased commercial space.
Where is this mixed-use property located?
The property is located at 28 Main Street 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: Package includes 3 contiguous properties: 28 Main Street, 6 University Avenue, and 10 University Avenue; 28 Main Street mixed‑use building with two commercial storefronts and four furnished college rental apartments; 28 Main Street apartments include 1‑bedroom, 2‑bedroom, 3‑bedroom, and 4‑bedroom units; furniture and appliances included in the rental units
