Renovated Flex
For Sale
$374,500
6150 S Livonia Road, Conesus, NY 14435
CommercialSale, Conesus, NY
Property Size3,469 SF
Lot Size1.24 Acres
Price / SF$107.96
Days on Market47
Property Features for 6150 S Livonia Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
MIXED
Zoning description
Business
Parking
25
Parking features
Paved or Surfaced, Driveway
Lot features
Irregular Lot
Elementary school district
Livonia
Middle school district
Livonia
High school district
Livonia
Subdivision
Conesus-242400
Standard status
Active
APN
242400-111-017-0001-001-022-0000
Size
3,469 SF
Lot size
1.24 Acres
Taxes and HOA fees
Tax Annual Amount
5201
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Space Heater, Zoned
Cooling system
Zoned, Separate Meters
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Flooring type
Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Real Broker NY LLC
(585) 470-8181
Listed By:
Matthew Sharman · License #10401389200
(585) 727-0980
Added: Aug 6
Changed: Sep 16
Last Checked: Sep 21 at 2:06AM
MLS# R1704670
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 3,469-square-foot flex property combines open usable space with commercial bay doors, dedicated office space, and a bathroom. The interior has been fully renovated with new walls and updated lighting, while gas shop heaters support the workspace. The building also has a new roof, new metal siding, concrete flooring, and zoned cooling with separate meters.
Set on 1.24 acres, the property offers paved driveway parking and public water and sewer service. Mixed-use zoning and separately metered utilities provide a configuration that can accommodate owner occupancy, operational separation, or future interior division, subject to applicable approvals.
Set on 1.24 acres, the property offers paved driveway parking and public water and sewer service. Mixed-use zoning and separately metered utilities provide a configuration that can accommodate owner occupancy, operational separation, or future interior division, subject to applicable approvals.
Key Highlights
- 3,469 square feet of flexible commercial space
- 1.24‑acre property with paved driveway parking
- Mixed‑use zoning with utilities already separated
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
$32,854
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
8.77%
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%
$657,080
$657.1K
Cap Rate 7%
$469,343
$469.3K
Cap Rate 9%
$365,044
$365.0K
Market Conditions
NOI Build-Up for 3,469 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
$54.1K $15.60/SF
− Vacancy
−$3.6K −$1.03/SF
EGI
$50.5K $14.57/SF
− OpEx
−$17.7K −$5.10/SF
NOI
$32.9K $9.47/SF
Area
Livingston County, NY
Vacancy
6.60%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
35.00%
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%
$657,080
Cap Rate 7%
$469,343
Cap Rate 9%
$365,044
Alternative Uses
Best Use
Warehouse
$613.8K
$537.0K – $716.1K
NOI $42,963 @ 7.0% cap · market cap 11.47%
Second Best
Industrial
$505.4K
$442.3K – $589.7K
NOI $35,381 @ 7.0% cap · market cap 9.45%
Theoretical Best
Office A
$950.3K
$831.5K – $1.11M
NOI $66,522 @ 7.0% cap · market cap 17.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14435, NY
2,761
Population
1,490
Households
1.9
Avg Household Size
51
Median Age
29%
College-Educated
92%
High-School Grad
36.4 sq mi
ZIP Area
76
Density / Sq Mi
$68,472
Median Household Income
$48,702
Median Earnings
$1,113
Median Rent
$211,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial space with mixed-use zoning, separated utilities, office accommodations, and public water and sewer.
Where is this flex space located?
The property is located at 6150 S Livonia Road Conesus, NY.
What is the asking price?
The asking price for this property is $374,500.
What are key features of this property?
This property features: 3,469 square feet of flexible commercial space; 1.24‑acre property with paved driveway parking; Mixed‑use zoning with utilities already separated
