Multi-Unit Retail Office
For Sale
Contact for pricing
Pending
4 East Main Street, Webster, NY 14580
For-sale commercial building with office units and retail/storefront space at 4 East Main Street in Webster.
Property Size7,758 SF
Days on Market135
Property Features for 4 East Main Street
General Information
Standard status
Pending
Size
7,758 SF
Class
B
Total Parking Spaces
22
Property subtype
Retail, Office
Zoning
Central Business
Investment Type
Owner/User
Building Details
Year Built
1963
Stories
2
Units
2
Tenancy
Single
Listing Agency:
Caliber Commercial Brokerage
Listed By:
Daniel Bosio · License #NY #10401355583
(248) 872-4654
Source:
Crexi
Added: Apr 23
Changed: Aug 8
Last Checked: Jul 24 at 10:29AM
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 Caliber Commercial Brokerage
Investment Insights
Based on property information with market context.
This for-sale commercial building is configured as a multi-unit offering, including office units and retail/storefront space. The property’s mixed-use layout is designed to support different types of commercial tenants within the same building.
The asset is located at 4 East Main Street in Webster, New York. Prospective buyers and tenants can evaluate the storefront and office configurations as part of their intended use.
With a listed property size of 7,758 square feet, this building offers a consolidated option for parties seeking both office and retail/storefront space in one location.
The asset is located at 4 East Main Street in Webster, New York. Prospective buyers and tenants can evaluate the storefront and office configurations as part of their intended use.
With a listed property size of 7,758 square feet, this building offers a consolidated option for parties seeking both office and retail/storefront space in one location.
Key Highlights
- Commercial building built in 1963
- Mixed‑use setup with office units and retail/storefront space
- Located at 4 East Main Street in Webster
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
$58,401
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
7.31%
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%
$1,168,020
$1.2M
Cap Rate 7%
$834,300
$834.3K
Cap Rate 9%
$648,900
$648.9K
Market Conditions
NOI Build-Up for 7,758 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
$108.9K $14.04/SF
− Vacancy
−$31.1K −$4.00/SF
EGI
$77.9K $10.04/SF
− OpEx
−$19.5K −$2.51/SF
NOI
$58.4K $7.53/SF
Area
Monroe County, NY
Vacancy
28.51%
Lease Rate
$14.04 /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%
$1,168,020
Cap Rate 7%
$834,300
Cap Rate 9%
$648,900
Alternative Uses
Best Use
Retail
$1.08M
$941.9K – $1.26M
NOI $75,350 @ 7.0% cap · market cap 9.43%
Second Best
Office B
$834.3K
$730.0K – $973.4K
NOI $58,401 @ 7.0% cap · market cap 7.31%
Theoretical Best
Specialty Retail
$1.49M
$1.30M – $1.74M
NOI $104,251 @ 7.0% cap · market cap 13.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
836
Businesses Nearby
Explore this area
Business Placement
Demographics for 14580, NY
54,148
Population
24,355
Households
2.2
Avg Household Size
46
Median Age
45%
College-Educated
96%
High-School Grad
42.6 sq mi
ZIP Area
1,271
Density / Sq Mi
$95,499
Median Household Income
$58,150
Median Earnings
$1,387
Median Rent
$253,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - For-sale commercial building with office units and retail/storefront space at 4 East Main Street in Webster.
Where is this office units located?
The property is located at 4 East Main Street Webster, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Commercial building built in 1963; Mixed‑use setup with office units and retail/storefront space; Located at 4 East Main Street in Webster
