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    Mixed-Use Property Near Canal Title is generated by Realmo AI

    56 Market Street, Brockport, NY 14420

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    Claim this Listing
    For Sale
    $249,900

    MULTI_FAMILY - Other - Brockport, NY

    Property size:
    1,602 SF
    Lot size:
    0.22 Acres
    Price / SF:
    $155/SF
    Added:
    Dec 1, 2025
    Days on Market:
    166
    Last Refresh:
    May 16 at 10:06 pm

    Property Features for 56 Market Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1
    Parking features
    On Street, Garage
    Window features
    Skylight(s)
    Patio and Porch features
    Deck
    Interior features
    Skylights
    Exterior features
    Balcony, Deck
    Appliances
    GasWaterHeater
    Standard status
    Active
    APN
    265201-069-530-0001-006-000
    Size
    1,602 SF
    Lot size
    0.22 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5590

    Utilities

    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1900
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Varies, Resilient
    Building materials
    VinylSiding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Dennis R. Levandowski

    Listing agent Dennis R. Levandowski License #37LE0742479

    Listing office Berkshire Hathaway HomeServices Discover Real Estate 162 S Union St, Spencerport, NY

    Listing date Dec 1, 2025

    MLS# R1653004 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.

    HighLights

    • Zoned converted single residence with apartment and office space.
    • Separate entrance to second‑floor apartment.
    • Professional office space on the first floor.
    • Convenient village location near the canal.
    • Plenty of off‑street parking.
    • Deck and Balcony.

    Overview

    This mixed-use property is located in a convenient village location near the canal. The property is zoned as a converted single residence. It features an apartment on the second floor with a separate entrance and professional office space on the first floor. The building has 1602 square feet of space and sits on a 0.22-acre lot. There is plenty of off-street parking available.

    Financial Insights

    Value Estimation Calculated for Mixed Use

    Conservative
    $170.2K
    NOI $15,319 @ 9.00% cap · cautious / downside scenario
    Moderate
    $218.8K
    NOI $15,319 @ 7.00% cap · market / base-case scenario
    Aggressive
    $306.4K
    NOI $15,319 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Mixed Use

    Component $ $/SF
    Gross rent $28.8k $18.00
    − Vacancy −$4.3k −$2.70
    EGI $24.5k $15.30
    − OpEx −$9.2k −$5.74
    NOI $15.3k $9.56
    1,602 SF · lease $18.00/SF/yr · vacancy 15.00% · expense 37.50%

    Alternative Use Scenarios

    Best Use
    Mixed Use
    $218.8K
    $191.5K – $255.3K (±1% cap)
    NOI $15,319 @ 7.0% cap · market cap 6.13%
    Second Best
    Apartment 5plus
    $192.7K
    $168.6K – $224.8K (±1% cap)
    NOI $13,489 @ 7.0% cap · market cap 5.40%
    Theoretical Best
    Specialty Retail
    $307.5K
    $269.1K – $358.8K (±1% cap)
    NOI $21,528 @ 7.0% cap · market cap 8.61%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Clasquin Frederick H ... Dental Office

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Brockport
    County
    Monroe
    State
    New York
    Longitude
    -77.936406
    Latitude
    43.215013

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with office and apartment near the canal.
    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 $249,900.
    What are key features of this property?
    This property features: Zoned converted single residence with apartment and office space.; Separate entrance to second‑floor apartment.; Professional office space on the first floor.
    (585) 729-4886
    We can help!
    Listing Contact
    Dennis R. Levandowski
    Real Estate License ID: 37LE0742479
    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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