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    5380 W Ridge Road Spencerport, NY 14559

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    Claim this Listing
    For Sale
    Under Contract
    $300,000

    MULTI_FAMILY - Other - Spencerport, NY

    Property size:
    1,720 SF
    Lot size:
    0.50 Acres
    Price / SF:
    $174/SF
    Added:
    Feb 27, 2026
    Days on Market:
    65
    Last Refresh:
    May 3 at 12:06 am

    Property Features for 5380 W Ridge Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    5
    Bathrooms
    3
    Rooms
    Bathroom 1, Bedroom 5, Bedroom 1, Bedroom 4, Bathroom 3, Bedroom 2, Basement, Bedroom 3, Bathroom 2
    Parking features
    Garage
    Interior features
    ProgrammableThermostat
    Exterior features
    PrivateYard
    Appliances
    GasWaterHeater
    Standard status
    Active Under Contract
    APN
    264089-071-010-0001-012-000
    Size
    1,720 SF
    Lot size
    0.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6484

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Zoned, Baseboard, Natural Gas, Electric (Heating), Forced Air
    Cooling system
    Zoned
    Water source
    Public

    Building Details

    Year built
    1968
    Floors in Building
    2
    Number of units
    3
    Flooring type
    Varies, Hardwood, Tile, Vinyl
    Building materials
    AtticCrawlHatchwaysInsulated, Stone, VinylSiding, CopperPlumbing, PexPlumbing
    Roof type
    Asphalt, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Alan J. Wood
    Alan J. Wood

    Listing agent Alan J. Wood License #49WO1164272

    Listing office RE/MAX Plus 2171 Monroe Avenue, Rochester, NY

    Listing date Feb 27, 2026

    MLS# R1662076 Listing URL

    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.

    Overview

    Spacious Suburban Multi-Family Opportunity

    This spacious three-unit multi-family property is located in a suburban area within the Spencerport school district. Situated on a half-acre lot, the property backs onto woods, offering added privacy. The upper level features two units: one with one bedroom and one bathroom, and another with two bedrooms and one bathroom, both designed with open layouts. The lower level contains an additional two-bedroom, one-bathroom unit. Note that the stated property size of 1720 square feet does not include the lower level. The property benefits from a newer septic system installed approximately two years ago, and is connected to public water. A tear-off roof was installed in 2018. Each unit has separate gas and electric meters. The upper units are serviced by a forced air furnace installed around 2018, while the lower unit has baseboard heat. Hot water heaters for the upper units were installed in 2018, and the lower unit's hot water heater was installed in 2025. Additional features include vinyl siding, a double-wide driveway, a detached garage for storage, and a large yard that backs onto woods and fields. This property is ideal for either an owner-occupant or as an investment opportunity. The property is currently tenant-occupied.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Restaurant Law Firm Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm Hotel & Motel Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Spencerport
    County
    Monroe
    State
    New York
    Longitude
    -77.825142
    Latitude
    43.221276

    FAQs

    What type of property is this?
    Triplex - Three-unit property on half-acre lot near Spencerport schools.
    Where is this triplex located?
    The property is located at 5380 W Ridge Road Spencerport, NY.
    What is the asking price?
    The asking price for this property is $300,000.
    What are key features of this property?
    This property features: Multi‑family property featuring three units, including two 2‑bedroom/1‑bath and one 1‑bedroom/1‑bath, offering income potential.; Located in the desirable Spencerport School District on a large half‑acre lot with a private, wooded backdrop.; Newer septic system (approx. 2 years old) and tear‑off roof (2018).
    (585) 279-8282
    We can help!
    Listing Contact
    Alan J. Wood
    Alan J. Wood
    Real Estate License ID: 49WO1164272
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    5380 W Ridge Road, Spencerport, NY 14559

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