Freestanding Office
For Sale
$299,000
4105 W Henrietta Rd, Rochester, NY 14623
The layout includes private and smaller offices, storage, renovated bathrooms, and a partially finished basement.
Property Size1,657 SF
Price / SF$180.45
Days on Market53
Property Features for 4105 W Henrietta Rd
General Information
Standard status
Active
Size
1,657 SF
Total Parking Spaces
8
Building Details
Year Built
1960
Buildings
1
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 362-8900
Listed By:
XueJuan Zhang · License #10401287258
Source:
Skinnercnyrealty
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 30 at 8:05PM
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 Keller Williams Realty Greater Rochester
Investment Insights
Based on property information with market context.
This freestanding office building was constructed in 1960 and offers a multi-level configuration with distinct workspace areas. The upper level contains two large private offices, while the first floor provides an entry area and three additional smaller offices. Storage is available throughout the building, and the basement is partially finished with a drop ceiling.
Property improvements include two fully renovated bathrooms, newer heating and air-conditioning equipment, replacement flooring on all stairs, and a roof installed in 2014. On-site parking accommodates approximately 7–8 cars. Exterior identification includes a 6 ft x 10 ft sign.
Property improvements include two fully renovated bathrooms, newer heating and air-conditioning equipment, replacement flooring on all stairs, and a roof installed in 2014. On-site parking accommodates approximately 7–8 cars. Exterior identification includes a 6 ft x 10 ft sign.
Key Highlights
- Two large private offices on the upper level
- First‑floor entry area with 3 smaller offices
- Partially finished basement with drop ceiling
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
$23,831
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
7.97%
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%
$476,620
$476.6K
Cap Rate 7%
$340,443
$340.4K
Cap Rate 9%
$264,789
$264.8K
Market Conditions
NOI Build-Up for 1,657 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
$39.8K $24.00/SF
− Vacancy
−$8.0K −$4.82/SF
EGI
$31.8K $19.18/SF
− OpEx
−$7.9K −$4.79/SF
NOI
$23.8K $14.38/SF
Area
Rochester, NY
Vacancy
20.10%
Lease Rate
$24.00 /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%
$476,620
Cap Rate 7%
$340,443
Cap Rate 9%
$264,789
Alternative Uses
Best Use
Office B
$340.4K
$297.9K – $397.2K
NOI $23,831 @ 7.0% cap · market cap 7.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$453.9K
$397.2K – $529.6K
NOI $31,775 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
255
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
Market
Vacancy Rate% for Office in Rochester, NY
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 building - The layout includes private and smaller offices, storage, renovated bathrooms, and a partially finished basement.
Where is this office building located?
The property is located at 4105 W Henrietta Rd Rochester, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two large private offices on the upper level; First‑floor entry area with 3 smaller offices; Partially finished basement with drop ceiling
