Two-Story Office
For Sale
Contact for pricing
425 Titus Ave, Rochester, NY 14617
A 1962 two-story office building offers a 3,615 SF second-floor space with 9-foot ceilings and on-site parking.
Property Size6,612 SF
Price / SF$166.36
Days on Market127
Property Features for 425 Titus Ave
General Information
Standard status
Active
Size
6,612 SF
Property subtype
OFFICE
Listing Agency:
Cushman & Wakefield | Pyramid Brokerage - Rochester
(585) 248-9426
Listed By:
James C. Manilla
Source:
Moodyscre
Added: May 12
Changed: Sep 13
Last Checked: Sep 15 at 9:09AM
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 Cushman & Wakefield | Pyramid Brokerage - Rochester
Investment Insights
Based on property information with market context.
This two-story office building totals 6,612 SF and includes approximately 3,615 SF of currently vacant space on the second floor. The availability provides flexibility for either single-tenant use or multi-tenant configuration, with the option for owner-occupancy. The building was constructed in 1962 and features 9-foot ceiling heights throughout, with monument signage noted on Titus Avenue.
The property includes 40+/- on-site parking spaces and is situated on 1.10 acres, with ample ingress and egress. The location offers easy access and proximity to Ridge Road and Culver Road.
The second-floor space can support professional services, medical, or financial users looking for a clean, move-in ready layout, while the building’s overall parking and site access help accommodate daily operations.
The property includes 40+/- on-site parking spaces and is situated on 1.10 acres, with ample ingress and egress. The location offers easy access and proximity to Ridge Road and Culver Road.
The second-floor space can support professional services, medical, or financial users looking for a clean, move-in ready layout, while the building’s overall parking and site access help accommodate daily operations.
Key Highlights
- 6,612 SF, two‑story office building built in 1962 with 9‑foot ceiling heights throughout
- 3,615 SF second‑floor space available for single- or multi‑tenant use, or potential owner‑occupancy
- Move‑in ready second‑floor layout suited for professional services, medical, or financial users
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
$95,094
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
8.64%
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%
$1,901,880
$1.9M
Cap Rate 7%
$1,358,486
$1.4M
Cap Rate 9%
$1,056,600
$1.1M
Market Conditions
NOI Build-Up for 6,612 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
$158.7K $24.00/SF
− Vacancy
−$31.9K −$4.82/SF
EGI
$126.8K $19.18/SF
− OpEx
−$31.7K −$4.79/SF
NOI
$95.1K $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%
$1,901,880
Cap Rate 7%
$1,358,486
Cap Rate 9%
$1,056,600
Alternative Uses
Best Use
Office B
$1.36M
$1.19M – $1.58M
NOI $95,094 @ 7.0% cap · market cap 8.64%
Second Best
Healthcare Medical
$1.32M
$1.15M – $1.54M
NOI $92,166 @ 7.0% cap · market cap 8.38%
Theoretical Best
Office A
$1.81M
$1.58M – $2.11M
NOI $126,792 @ 7.0% cap · market cap 11.53%
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
522
Businesses Nearby
Explore this area
Business Placement
Demographics for 14617, NY
22,599
Population
9,747
Households
2.3
Avg Household Size
43
Median Age
50%
College-Educated
97%
High-School Grad
7.9 sq mi
ZIP Area
2,861
Density / Sq Mi
$89,530
Median Household Income
$52,704
Median Earnings
$1,197
Median Rent
$179,100
Median Home Value
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Market
Vacancy Rate% for Office in Rochester, NY
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Frequently Asked Questions
What type of property is this?
Office building - A 1962 two-story office building offers a 3,615 SF second-floor space with 9-foot ceilings and on-site parking.
Where is this office building located?
The property is located at 425 Titus Ave Rochester, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 6,612 SF, two‑story office building built in 1962 with 9‑foot ceiling heights throughout; 3,615 SF second‑floor space available for single- or multi‑tenant use, or potential owner‑occupancy; Move‑in ready second‑floor layout suited for professional services, medical, or financial users
