Mixed-Use Property
For Sale
$2,200,000
2933 HENRIETTA RD, Rochester, NY 14623
Includes six residential homes, a commercial building, and a vacant parcel offered together in one sale.
Property Size8,880 SF
Lot Size2.00 Acres
Price / SF$247.75
Days on Market9
Property Features for 2933 HENRIETTA RD
General Information
Standard status
Active
Size
8,880 SF
Lot size
2.00 Acres
Property subtype
Office
Occupancy
100%
Additional Details
Road Access
Yes
Land Use
commercial, residential
Multifamily Units
6
Taxes and HOA fees
Annual Taxes
$10,557
Amenities
Gas
Concrete
Flat, Membrane, Rubber
21 Parking Spaces.
185X162
Other Road Type.
Building Details
Year Built
1952
Buildings
7
Stories
1
Listing Agency:
(585) 756-7300
Listed By:
Howard Hanna
(585) 756-7300
Source:
Xome
Added: Aug 23
Changed: Aug 30
Last Checked: Aug 30 at 11:50PM
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 Howard Hanna
Investment Insights
Based on property information with market context.
This mixed-use portfolio combines a commercial building, six single-family homes, and one vacant land parcel across roughly 2 acres. The residential properties are reported as 100% occupied under month-to-month leases. The commercial component includes an operating beverage business lease with other tenants in place.
The property is located at 2933 Henrietta Rd in Rochester, with access from W. Hen Rd. and Brighton Hen TL Rd. Site features include 21 parking spaces, gas and concrete interior elements, and a flat membrane rubber roof. The property was built in 1952 and is offered as a unified portfolio requiring a single closing.
The property is located at 2933 Henrietta Rd in Rochester, with access from W. Hen Rd. and Brighton Hen TL Rd. Site features include 21 parking spaces, gas and concrete interior elements, and a flat membrane rubber roof. The property was built in 1952 and is offered as a unified portfolio requiring a single closing.
Key Highlights
- Six single‑family homes, one commercial building, and one vacant parcel
- Roughly 2 acres total across the assembled portfolio
- Residential units reported as 100% occupied on month‑to‑month leases
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
$107,892
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
4.90%
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%
$2,157,840
$2.2M
Cap Rate 7%
$1,541,314
$1.5M
Cap Rate 9%
$1,198,800
$1.2M
Market Conditions
NOI Build-Up for 8,880 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
$191.8K $21.60/SF
− Vacancy
−$19.2K −$2.16/SF
EGI
$172.6K $19.44/SF
− OpEx
−$64.7K −$7.29/SF
NOI
$107.9K $12.15/SF
Area
Rochester, 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%
$2,157,840
Cap Rate 7%
$1,541,314
Cap Rate 9%
$1,198,800
Alternative Uses
Best Use
Mixed Use
$1.54M
$1.35M – $1.80M
NOI $107,892 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$1.30M
$1.14M – $1.52M
NOI $91,094 @ 7.0% cap · market cap 4.14%
Theoretical Best
Office A
$2.43M
$2.13M – $2.84M
NOI $170,283 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
850
Businesses Nearby
Explore this area
Business Placement
Demographics for 14623, NY
27,865
Population
9,612
Households
2.9
Avg Household Size
28
Median Age
41%
College-Educated
92%
High-School Grad
19.5 sq mi
ZIP Area
1,429
Density / Sq Mi
$61,088
Median Household Income
$26,411
Median Earnings
$1,221
Median Rent
$167,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes six residential homes, a commercial building, and a vacant parcel offered together in one sale.
Where is this mixed-use property located?
The property is located at 2933 HENRIETTA RD Rochester, NY.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Six single‑family homes, one commercial building, and one vacant parcel; Roughly 2 acres total across the assembled portfolio; Residential units reported as 100% occupied on month‑to‑month leases
