Mixed-Use Property with Office and
For Sale
$229,900
56 Market Street, Brockport, NY 14420
Two-level configuration offers professional workspace below and a separately accessed apartment above, with off-street parking.
Property Size1,602 SF
Days on Market251
Property Features for 56 Market Street
General Information
Standard status
Active
Size
1,602 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$5,590
Building Details
Building Size
1,602 SF
Year Built
1900
Listing Agency:
Berkshire Hathaway HomeServices Discover Real Estate
(585) 729-4886
Listed By:
Dennis R. Levandowski · License #37LE0742479
(585) 729-4886
Source:
Griffith-realty
Added: Dec 1, 2025
Changed: Aug 5
Last Checked: Aug 8 at 9:35AM
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 Berkshire Hathaway HomeServices Discover Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property, built in 1900, combines professional office space on the first floor with an apartment on the second floor. The upper-level residence has its own entrance, creating physical separation between the office and residential components. The property is zoned as a converted single residence and includes off-street parking.
The building is situated in a village setting near the canal, providing a location that supports both its office and residential configuration. The combination of commercial workspace, an independently accessed apartment, and on-site parking creates a straightforward mixed-use layout.
The building is situated in a village setting near the canal, providing a location that supports both its office and residential configuration. The combination of commercial workspace, an independently accessed apartment, and on-site parking creates a straightforward mixed-use layout.
Key Highlights
- Professional office space occupies the first floor
- Second‑floor apartment has a separate entrance
- Off‑street parking included
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
$15,319
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
6.66%
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%
$306,380
$306.4K
Cap Rate 7%
$218,843
$218.8K
Cap Rate 9%
$170,211
$170.2K
Market Conditions
NOI Build-Up for 1,602 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
$28.8K $18.00/SF
− Vacancy
−$4.3K −$2.70/SF
EGI
$24.5K $15.30/SF
− OpEx
−$9.2K −$5.74/SF
NOI
$15.3K $9.56/SF
Area
Monroe County, NY
Vacancy
15.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$306,380
Cap Rate 7%
$218,843
Cap Rate 9%
$170,211
Alternative Uses
Best Use
Mixed Use
$218.8K
$191.5K – $255.3K
NOI $15,319 @ 7.0% cap · market cap 6.66%
Second Best
Apartment 5plus
$192.7K
$168.6K – $224.8K
NOI $13,489 @ 7.0% cap · market cap 5.87%
Theoretical Best
Specialty Retail
$307.5K
$269.1K – $358.8K
NOI $21,528 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
768
Businesses Nearby
Explore this area
Business Placement
Demographics for 14420, NY
19,567
Population
8,245
Households
2.4
Avg Household Size
34
Median Age
35%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
332
Density / Sq Mi
$69,716
Median Household Income
$35,211
Median Earnings
$951
Median Rent
$178,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level configuration offers professional workspace below and a separately accessed apartment above, with off-street parking.
Where is this mixed-use property located?
The property is located at 56 Market Street Brockport, NY.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: Professional office space occupies the first floor; Second‑floor apartment has a separate entrance; Off‑street parking included
