Flex Building with Warehouse
For Sale
Contact for pricing
580 Fishers Station Dr, Victor, NY 14564
Industrial/flex building combines office and warehouse areas with interstate access and loading infrastructure.
Property Size25,550 SF
Lot Size3.90 Acres
Price / SF$97.85
Days on Market532
Property Features for 580 Fishers Station Dr
General Information
Standard status
Active
Size
25,550 SF
Lot size
3.90 Acres
Property subtype
FLEX_R_AND_D
Warehouse & Industrial
Clear Height
18.7 ft
Warehouse Space
13,940 SF
Office Build-Out
8,189 SF
Dock-High Doors
2
Drive-In Doors
2
Three-Phase Power
Yes
Additional Details
Highway Access
Yes
Building Details
Buildings
1
Building Size
25,550 SF
Construction
block
Listing Agency:
Cresa | Rochester
(585) 797-8962
Listed By:
Christopher Lindner
(585) 797-8962
Source:
Moodyscre
Added: Mar 17, 2025
Changed: Aug 29
Last Checked: Aug 29 at 7:20PM
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 Cresa | Rochester
Investment Insights
Based on property information with market context.
This industrial/flex property includes one 25,550-square-foot building on approximately 3.9 acres. The block construction provides about 8,189 square feet of office area and 13,940 square feet of warehouse space. Warehouse clearance measures 18 feet 8 inches to the joist and 21 feet 8 inches to the deck. Electrical service includes 480/277-volt and 208/120-volt systems.
The property is adjacent to the New York State Thruway 90 Exit 45 and I-490, providing connections across New York State and between the east and west sides of the Greater Rochester area. Loading improvements include two docks with levelers, along with two drive-in roll-up doors measuring 14 feet by 12 feet and 10 feet by 10 feet.
The property is adjacent to the New York State Thruway 90 Exit 45 and I-490, providing connections across New York State and between the east and west sides of the Greater Rochester area. Loading improvements include two docks with levelers, along with two drive-in roll-up doors measuring 14 feet by 12 feet and 10 feet by 10 feet.
Key Highlights
- 25,550‑square‑foot industrial/flex building on approximately 3.9 acres
- 8,189 square feet of office space and 13,940 square feet of warehouse space
- Warehouse clearance of 18' 8" to the joist and 21' 8" to the deck
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
$190,647
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
7.63%
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%
$3,812,940
$3.8M
Cap Rate 7%
$2,723,529
$2.7M
Cap Rate 9%
$2,118,300
$2.1M
Market Conditions
NOI Build-Up for 25,550 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
$242.2K $9.48/SF
− Vacancy
−$17.9K −$0.70/SF
EGI
$224.3K $8.78/SF
− OpEx
−$33.6K −$1.32/SF
NOI
$190.6K $7.46/SF
Area
Ontario County, NY
Vacancy
7.40%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$3,812,940
Cap Rate 7%
$2,723,529
Cap Rate 9%
$2,118,300
Alternative Uses
Best Use
Office B
$5.84M
$5.11M – $6.82M
NOI $408,943 @ 7.0% cap · market cap 16.36%
Second Best
Warehouse
$2.72M
$2.38M – $3.18M
NOI $190,647 @ 7.0% cap · market cap 7.63%
Theoretical Best
Office A
$7.65M
$6.69M – $8.92M
NOI $535,324 @ 7.0% cap · market cap 21.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
2
Dock-high doors
2
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14564, NY
16,138
Population
7,021
Households
2.3
Avg Household Size
46
Median Age
57%
College-Educated
97%
High-School Grad
42.3 sq mi
ZIP Area
382
Density / Sq Mi
$111,293
Median Household Income
$63,358
Median Earnings
$1,431
Median Rent
$337,800
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?
Flex space - Industrial/flex building combines office and warehouse areas with interstate access and loading infrastructure.
Where is this flex space located?
The property is located at 580 Fishers Station Dr Victor, NY.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 25,550‑square‑foot industrial/flex building on approximately 3.9 acres; 8,189 square feet of office space and 13,940 square feet of warehouse space; Warehouse clearance of 18' 8" to the joist and 21' 8" to the deck
