Freestanding Office
For Sale
$289,900
4105 W Henrietta Road, Rochester, NY 14623
SINGLE_FAMILY - Rochester, NY
Property Size1,657 SF
Lot Size0.15 Acres
Price / SF$174.95
Days on Market95
Property Features for 4105 W Henrietta Road
General Information
Property type
Residential
Property subtype
Office
Zoning
B1
Zoning description
Commercial
Parking
8
Subdivision
Ruhe Farm
Lot features
Rectangular, Rectangular Lot
Elementary school district
Rush-Henrietta
Middle school district
Rush-Henrietta
High school district
Rush-Henrietta
Standard status
Active
APN
263200-161-190-0001-074-100
Size
1,657 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
3669
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1960
Floors in Building
2
Roof type
Asphalt
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 362-8900
Listed By:
XueJuan Zhang · License #10401287258
(585) 566-1188
Added: May 11
Changed: Aug 8
Last Checked: Aug 13 at 1:06AM
MLS# R1680788
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Freestanding office building on a 0.1519-acre lot, built in 1960 and configured for professional use. The layout includes two upper large private offices, a large first-floor entry with three smaller offices, and additional storage throughout. The basement is partially finished with a drop ceiling. The property has two fully renovated bathrooms and new flooring for all the stairs.
Operational systems and exterior components include newer Heating/AC, a roof installed in 2014, and an asphalt roof. Heating is provided by forced air with natural gas, and cooling is central air. A 6 ft x 10 ft sign supports visibility. Parking is available for 7-8 cars.
Utilities and services include public water and a septic tank for sewer, supporting independent service for the building at 4105 W Henrietta Road in Rochester, NY.
Operational systems and exterior components include newer Heating/AC, a roof installed in 2014, and an asphalt roof. Heating is provided by forced air with natural gas, and cooling is central air. A 6 ft x 10 ft sign supports visibility. Parking is available for 7-8 cars.
Utilities and services include public water and a septic tank for sewer, supporting independent service for the building at 4105 W Henrietta Road in Rochester, NY.
Key Highlights
- 0.1519‑acre freestanding office building built in 1960
- Parking for 7‑8 cars plus a 6 ft x 10 ft sign
- B1 zoning with two upper private offices and first‑floor entry with three smaller offices
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
8.22%
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 8.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$453.9K
$397.2K – $529.6K
NOI $31,775 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
241
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
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Frequently Asked Questions
What type of property is this?
Office building - Freestanding B1 zoned office building with central air, multiple offices, storage, and public water with septic service.
Where is this office building located?
The property is located at 4105 W Henrietta Road Rochester, NY.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: 0.1519‑acre freestanding office building built in 1960; Parking for 7‑8 cars plus a 6 ft x 10 ft sign; B1 zoning with two upper private offices and first‑floor entry with three smaller offices
