Listing Agency: Jim Pappas Commercial Real Estate Show Phone

Listed By: James (Jim) P. Pappas Show Phone

Source: Moodyscre

Added: Feb 23 Changed: Oct 26 Last Checked: Oct 30 at 1:27PM

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Investment Insights

Based on property information with market context.

This fenced four-building mini-storage complex includes 108 units across various sizes. The property also features three high-bay warehouse spaces, each approximately 1,200 SF (30' x 40'), with two large overhead (OH) doors serving the warehouse areas.

The facility is located on Middle Rd in Henrietta, adjacent to the Route 390 expressway. The property is zoned Industrial.

Designed for unit storage and warehouse use, the site’s fenced layout supports controlled access for the storage operation.

Key Highlights

• Four‑building mini‑storage complex with 108 units of various sizes
• Includes (3) 1,200 SF (30' x 40') high‑bay warehouse spaces
• High‑bay spaces feature two large OH doors

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$160,637

Cap Rate

8.03%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$3,212,740 $3.2M

Cap Rate 7%

$2,294,814 $2.3M

Cap Rate 9%

$1,784,856 $1.8M

Is this asking price fair?

Market Conditions

NOI Build-Up for 18,300 SF

Gross rent

$241.6K $13.20/SF

− Vacancy

−$12.1K −$0.66/SF

EGI

$229.5K $12.54/SF

− OpEx

−$68.8K −$3.76/SF

NOI

$160.6K $8.78/SF

Area

Monroe County, NY

Vacancy

5.00%

Lease Rate

$13.20 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$3,212,740

Cap Rate 7%

$2,294,814

Cap Rate 9%

$1,784,856

Alternative Uses

Best Use

Self Storage

$2.29M

$2.01M – $2.68M (±1% cap)

NOI $160,637 @ 7.0% cap · market cap 8.03%

Second Best

Warehouse

$1.46M

$1.28M – $1.71M (±1% cap)

NOI $102,393 @ 7.0% cap · market cap 5.12%

Theoretical Best

Specialty Retail

$3.51M

$3.07M – $4.10M (±1% cap)

NOI $245,914 @ 7.0% cap · market cap 12.30%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Self storage facilities

Suggested Use

Top Pick Real Estate Agency Dental Office Law Firm Hair Salon Restaurant Spa & Massage Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Fenced yard

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

218

Businesses Nearby

Explore this area Business Placement

Demographics for 14467, NY

9,526

Population

4,561

Households

2.1

Avg Household Size

44

Median Age

44%

College-Educated

94%

High-School Grad

10.3 sq mi

ZIP Area

925

Density / Sq Mi

$88,548

Median Household Income

$48,846

Median Earnings

$1,139

Median Rent

$212,000

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

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Frequently Asked Questions

What type of property is this?

Self storage facility - Four-building mini-storage complex with 108 units, plus high-bay warehouse space with two large overhead doors.

Where is this self storage facility located?

The property is located at 457 Middle Rd Henrietta, NY.

What is the asking price?

The asking price for this property is $2,000,000.

What are key features of this property?

This property features: Four‑building mini‑storage complex with 108 units of various sizes; Includes (3) 1,200 SF (30' x 40') high‑bay warehouse spaces; High‑bay spaces feature two large OH doors