Commercial Land with Redevelopment
For Sale
Contact for pricing
3044 East Henrietta Road, Henrietta, NY 14467
Commercial land positioned near established schools, approved housing growth, and emerging drive-thru activity.
Property Size4,871 SF
Price / SF$307.94
Days on Market38
Property Features for 3044 East Henrietta Road
General Information
Standard status
Active
Size
4,871 SF
Property subtype
Retail, Land
Zoning
05
Building Details
Year Built
1994
Listing Agency:
Colliers - Rosemont, Illinois
Listed By:
Peter Block · License #471002226
(847) 384-2840
Source:
Crexi
Added: Aug 5
Changed: Sep 9
Last Checked: Sep 11 at 5:50AM
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 Colliers - Rosemont, Illinois
Investment Insights
Based on property information with market context.
This 3.51-acre commercial land parcel offers reuse and redevelopment flexibility, with the property information identifying continued car wash operations as one potential direction. The site is located at 3044 E Henrietta Rd in Henrietta, NY.
Rush-Henrietta’s high school and district campus are within a mile. More than 100 new single-family lots have been approved on Lehigh Station Road, adding documented residential development to the surrounding area. Route 15A has also seen new drive-thru activity, including 7 Brew Coffee’s 2025 approvals for a new-build location. The nearest competing QSR drive-thrus are identified as being two-plus miles west.
Rush-Henrietta’s high school and district campus are within a mile. More than 100 new single-family lots have been approved on Lehigh Station Road, adding documented residential development to the surrounding area. Route 15A has also seen new drive-thru activity, including 7 Brew Coffee’s 2025 approvals for a new-build location. The nearest competing QSR drive-thrus are identified as being two-plus miles west.
Key Highlights
- 3.51 acres of commercial land with reuse or redevelopment flexibility
- Identified as suitable for continued car wash operations
- Rush‑Henrietta high school and district campus within a mile
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
$65,456
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
4.36%
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%
$1,309,120
$1.3M
Cap Rate 7%
$935,086
$935.1K
Cap Rate 9%
$727,289
$727.3K
Market Conditions
NOI Build-Up for 4,871 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
$92.4K $18.96/SF
− Vacancy
−$5.1K −$1.04/SF
EGI
$87.3K $17.92/SF
− OpEx
−$21.8K −$4.48/SF
NOI
$65.5K $13.44/SF
Area
Monroe County, NY
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
25.00%
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%
$1,309,120
Cap Rate 7%
$935,086
Cap Rate 9%
$727,289
Alternative Uses
Best Use
Specialty Retail
$935.1K
$818.2K – $1.09M
NOI $65,456 @ 7.0% cap · market cap 4.36%
Second Best
Retail
$675.9K
$591.4K – $788.5K
NOI $47,310 @ 7.0% cap · market cap 3.15%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
9k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 86%
Dining 14%
7-Eleven
Shops & Services
7,323 visits/mo
0.1 miles
Abbott's Frozen Custard
Dining
1,186 visits/mo
0.4 miles
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
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial land positioned near established schools, approved housing growth, and emerging drive-thru activity.
Where is this commercial land located?
The property is located at 3044 East Henrietta Road Henrietta, NY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 3.51 acres of commercial land with reuse or redevelopment flexibility; Identified as suitable for continued car wash operations; Rush‑Henrietta high school and district campus within a mile
