Mixed-Use Building in Scottsville
For Sale
$375,000
35 Main St, Scottsville, NY 14546
Self-sustaining commercial building with residential and commercial potential.
Property Size3,800 SF
Price / SF$98.68
Days on Market101
Property Features for 35 Main St
General Information
Standard status
Active
Size
3,800 SF
Taxes and HOA fees
Annual Taxes
$7,617
Listing Agency:
Hunt Real Estate ERA/Columbus
(585) 559-0397
Listed By:
Cheryl LaTray
(585) 559-0397
Source:
Exprealty
Added: May 14
Changed: Aug 21
Last Checked: Aug 22 at 12:27PM
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 Hunt Real Estate ERA/Columbus
Investment Insights
Based on property information with market context.
This property presents an opportunity to own a self-sustaining commercial building located in the Village of Scottsville. The building features a 4-bed, 1-bath unit on the top floor, suitable for use as an Airbnb or apartment, and a 3-bedroom, 1-bathroom unit on the first floor. The property offers potential for various uses, including office, flex space, light industrial, residential, or mixed-use. The first floor encompasses approximately 2,800 square feet, while the second floor provides 2,596 square feet. The layout includes several offices, large open areas, and a double door with a loading area suitable for distribution and deliveries. A portion of the building features radiant heated flooring. The total property size is 3,800 square feet.
Key Highlights
- Income exceeds the mortgage with two rental units (4‑bed AIRBNB/apartment and 3‑bedroom unit).
- Self‑sustaining commercial building in the Village of Scottsville.
- Versatile zoning allows for office, flex, light industrial, residential, or mixed‑use.
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
$31,996
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
8.53%
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%
$639,920
$639.9K
Cap Rate 7%
$457,086
$457.1K
Cap Rate 9%
$355,511
$355.5K
Market Conditions
NOI Build-Up for 3,800 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
$61.6K $16.20/SF
− Vacancy
−$3.4K −$0.89/SF
EGI
$58.2K $15.31/SF
− OpEx
−$26.2K −$6.89/SF
NOI
$32.0K $8.42/SF
Area
Monroe County, NY
Vacancy
5.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$639,920
Cap Rate 7%
$457,086
Cap Rate 9%
$355,511
Alternative Uses
Best Use
Mixed Use
$519.1K
$454.2K – $605.6K
NOI $36,338 @ 7.0% cap · market cap 9.69%
Second Best
Apartment 5plus
$457.1K
$400.0K – $533.3K
NOI $31,996 @ 7.0% cap · market cap 8.53%
Theoretical Best
Specialty Retail
$729.5K
$638.3K – $851.1K
NOI $51,064 @ 7.0% cap · market cap 13.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Explore this area
Business Placement
Demographics for 14546, NY
4,872
Population
2,225
Households
2.2
Avg Household Size
42
Median Age
42%
College-Educated
98%
High-School Grad
36.1 sq mi
ZIP Area
135
Density / Sq Mi
$82,578
Median Household Income
$46,206
Median Earnings
$1,260
Median Rent
$173,800
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 - Self-sustaining commercial building with residential and commercial potential.
Where is this mixed-use property located?
The property is located at 35 Main St Scottsville, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Income exceeds the mortgage with two rental units (4‑bed AIRBNB/apartment and 3‑bedroom unit).; Self‑sustaining commercial building in the Village of Scottsville.; Versatile zoning allows for office, flex, light industrial, residential, or mixed‑use.
