Pizza Hut NNN
For Sale
Contact for pricing
64 North Main St, Brockport, NY 14420
2,144 SF Pizza Hut in Brockport, NY For Sale.
Property Size2,144 SF
Price / SF$466.42
Days on Market142
Property Features for 64 North Main St
General Information
Standard status
Active
Size
2,144 SF
Property subtype
Retail
Zoning
05 - COMMERCIAL
Building Details
Year Built
1965
Listing Agency:
Sands Investment Group Los Angeles
Listed By:
Tyler McGarry · License #CA 02232697
Source:
Crexi
Added: Mar 23
Changed: Aug 8
Last Checked: Aug 8 at 2:41PM
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 Sands Investment Group Los Angeles
Investment Insights
Based on property information with market context.
This property features a 2,144 SF Pizza Hut located at 64 North Main Street in Brockport, NY. The property is offered for sale and includes a ~20-year Absolute Triple Net (NNN) Lease with a 190+ unit corporate guarantee. The lease is backed by a subsidiary of Tasty Restaurant Group (TRG), a franchise operator managing over 400 locations across top brands.
Key Highlights
- Absolute Triple Net (NNN) Lease: Enjoy a hands‑off investment.
- ~20‑Year Lease Term: Benefit from a long‑term, stable income stream.
- Corporate Guarantee: Backed by a subsidiary of Tasty Restaurant Group (TRG), ensuring financial security.
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
$28,811
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
2.88%
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%
$576,220
$576.2K
Cap Rate 7%
$411,586
$411.6K
Cap Rate 9%
$320,122
$320.1K
Market Conditions
NOI Build-Up for 2,144 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
$40.7K $18.96/SF
− Vacancy
−$2.2K −$1.04/SF
EGI
$38.4K $17.92/SF
− OpEx
−$9.6K −$4.48/SF
NOI
$28.8K $13.44/SF
Area
Monroe County, NY
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
25.00%
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%
$576,220
Cap Rate 7%
$411,586
Cap Rate 9%
$320,122
Alternative Uses
Best Use
Specialty Retail
$411.6K
$360.1K – $480.2K
NOI $28,811 @ 7.0% cap · market cap 2.88%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
742
Businesses Nearby
36k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 72%
Dining 28%
Kwik Fill
Shops & Services
7,924 visits/mo
0.1 miles
Dollar General
Shops & Services
7,429 visits/mo
0.1 miles
Sunoco
Shops & Services
7,413 visits/mo
0.2 miles
Pizza Hut
Dining
4,662 visits/mo
0.1 miles
Mark's Pizzeria
Dining
3,179 visits/mo
0.4 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - 2,144 SF Pizza Hut in Brockport, NY For Sale.
Where is this conventional restaurant located?
The property is located at 64 North Main St Brockport, NY.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Absolute Triple Net (NNN) Lease: Enjoy a hands‑off investment.; ~20‑Year Lease Term: Benefit from a long‑term, stable income stream.; Corporate Guarantee: Backed by a subsidiary of Tasty Restaurant Group (TRG), ensuring financial security.
