Highway Commercial Triplex
For Sale
$399,900
5058 W Ridge Road, Spencerport, NY 14559
Residential, Spencerport, NY
Property Size3,927 SF
Lot Size1.10 Acres
Price / SF$101.83
Days on Market24
Property Features for 5058 W Ridge Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 2, Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 3
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot
Elementary school district
Spencerport
Middle school district
Spencerport
High school district
Spencerport
Subdivision
Parma-264089
Standard status
Active
APN
264089-072-010-0001-039-000
Size
3,927 SF
Lot size
1.10 Acres
Taxes and HOA fees
Tax Annual Amount
5576
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
Car wash
car dealership
repair shop
self-storage
Building Details
Year built
1920
Floors in Building
3
Number of units
3
Flooring type
Varies, Carpet
Building materials
AluminumSiding
Listing Agency:
RE/MAX Realty Group · RE/MAX International
(585) 248-0250
Listed By:
Todd M. Enright · License #40EN0798448
(585) 233-7099
Added: Aug 29
Changed: Sep 16
Last Checked: Sep 21 at 12:06AM
MLS# R1710835
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.
This 3,927-square-foot triplex property sits on 1.1 acres and includes a three-family residence that is currently rented. Built in 1920, the property features aluminum siding, natural gas forced-air heating, public water, and septic service. Interior flooring includes carpet and varied materials, with three bedrooms and three bathrooms identified in the property details.
The site also includes an older motel structure with four additional rental units that require total rehabilitation. Highway commercial zoning is identified, with potential uses noted for a car wash, car dealership, repair shop, or self-storage operation. The property is located at 5058 W Ridge Road in Spencerport, New York.
The site also includes an older motel structure with four additional rental units that require total rehabilitation. Highway commercial zoning is identified, with potential uses noted for a car wash, car dealership, repair shop, or self-storage operation. The property is located at 5058 W Ridge Road in Spencerport, New York.
Key Highlights
- Three‑family residence currently rented
- 3,927 square feet on 1.1 acres
- Highway commercial zoning identified
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
$36,607
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
9.15%
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%
$732,140
$732.1K
Cap Rate 7%
$522,957
$523.0K
Cap Rate 9%
$406,744
$406.7K
Market Conditions
NOI Build-Up for 3,927 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
$54.2K $13.80/SF
− Vacancy
−$1.9K −$0.48/SF
EGI
$52.3K $13.32/SF
− OpEx
−$15.7K −$4.00/SF
NOI
$36.6K $9.32/SF
Area
Monroe County, NY
Vacancy
3.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$732,140
Cap Rate 7%
$522,957
Cap Rate 9%
$406,744
Alternative Uses
Best Use
Multifamily LT 5
$523.0K
$457.6K – $610.1K
NOI $36,607 @ 7.0% cap · market cap 9.15%
Second Best
Apartment 5plus
$472.4K
$413.3K – $551.1K
NOI $33,065 @ 7.0% cap · market cap 8.27%
Theoretical Best
Specialty Retail
$753.9K
$659.6K – $879.5K
NOI $52,771 @ 7.0% cap · market cap 13.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
7
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Explore this area
Business Placement
Demographics for 14559, NY
17,964
Population
7,412
Households
2.4
Avg Household Size
45
Median Age
39%
College-Educated
94%
High-School Grad
43.7 sq mi
ZIP Area
411
Density / Sq Mi
$91,021
Median Household Income
$50,216
Median Earnings
$1,150
Median Rent
$218,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three-family residence with natural gas forced-air heat, public water, and additional motel improvements requiring rehabilitation.
Where is this triplex located?
The property is located at 5058 W Ridge Road Spencerport, NY.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Three‑family residence currently rented; 3,927 square feet on 1.1 acres; Highway commercial zoning identified
