Two-Level Flex
New
For Sale
$399,900
3019 East Henrietta Rd, Henrietta, NY 14467
Updated commercial space with separate upper-level and lower-level areas.
Property Size4,000 SF
Price / SF$99.98
Days on Market3
Property Features for 3019 East Henrietta Rd
General Information
Standard status
Active
Size
4,000 SF
Additional Details
Road Access
Yes
Drive-In Doors
1
Building Details
Stories
2
Listing Agency:
Empire Realty Group
(585) 347-4900
Listed By:
Linnea F. Muller · License #10401347349
(585) 752-6715
Source:
Nicholcityrealty
Added: Sep 22
Last Checked: Sep 24 at 9:11AM
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 Empire Realty Group
Investment Insights
Based on property information with market context.
This two-level flex property contains 4,000 square feet, divided evenly between upper and lower floors. Recent work includes new bathrooms, fresh paint on the upper level, and new subflooring in the upstairs area. The lower floor adds functional workspace with garage-door access measuring 8 feet high by 6 feet wide, supporting storage, equipment, inventory, deliveries, or other operational needs.
Located at 3019 East Henrietta Road in Henrietta, the property offers access to surrounding businesses, major roadways, shopping, and the greater Rochester area. The building combines improved professional space above with a practical lower-level configuration for business operations.
Located at 3019 East Henrietta Road in Henrietta, the property offers access to surrounding businesses, major roadways, shopping, and the greater Rochester area. The building combines improved professional space above with a practical lower-level configuration for business operations.
Key Highlights
- 4,000‑square‑foot flex property with 2,000 square feet on each of two levels
- Upper level includes fresh paint and new subflooring
- New bathrooms completed as part of recent property improvements
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
$17,950
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
4.49%
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%
$359,000
$359.0K
Cap Rate 7%
$256,429
$256.4K
Cap Rate 9%
$199,444
$199.4K
Market Conditions
NOI Build-Up for 4,000 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
$27.3K $6.82/SF
− Vacancy
−$1.6K −$0.41/SF
EGI
$25.6K $6.41/SF
− OpEx
−$7.7K −$1.92/SF
NOI
$18.0K $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%
$359,000
Cap Rate 7%
$256,429
Cap Rate 9%
$199,444
Alternative Uses
Best Use
Industrial
$256.4K
$224.4K – $299.2K
NOI $17,950 @ 7.0% cap · market cap 4.49%
Second Best
Flex RnD
$238.8K
$209.0K – $278.6K
NOI $16,717 @ 7.0% cap · market cap 4.18%
Theoretical Best
Specialty Retail
$767.9K
$671.9K – $895.9K
NOI $53,752 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
286
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14467, NY
9,526
Population
4,561
Households
2.1
Avg Household Size
44
Median Age
44%
College-Educated
94%
High-School Grad
10.3 sq mi
ZIP Area
925
Density / Sq Mi
$88,548
Median Household Income
$48,846
Median Earnings
$1,139
Median Rent
$212,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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
- Wegmans Catering — 745 Calkins Rd, Rochester, NY 14623
Frequently Asked Questions
What type of property is this?
Flex space - Updated commercial space with separate upper-level and lower-level areas.
Where is this flex space located?
The property is located at 3019 East Henrietta Rd Henrietta, NY.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 4,000‑square‑foot flex property with 2,000 square feet on each of two levels; Upper level includes fresh paint and new subflooring; New bathrooms completed as part of recent property improvements
