Iconic Webster Commercial
For Sale
$1,498,000
699 Five Mile Line Rd, Webster, NY 14580
Established destination with warehouse, retail store, and restaurant.
Property Size11,605 SF
Lot Size3.68 Acres
Price / SF$129.08
Days on Market124
Property Features for 699 Five Mile Line Rd
General Information
Standard status
Active
Size
11,605 SF
Lot size
3.68 Acres
Taxes and HOA fees
Annual Taxes
$13,061
Listing Agency:
Empire Realty Group
(585) 737-4055
Listed By:
Thomas G. Lockwood · License #30LO0935938
(585) 737-4055
Source:
Exprealty
Added: Apr 22
Changed: Aug 20
Last Checked: Aug 23 at 4:57AM
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 Empire Realty Group
Investment Insights
Based on property information with market context.
This 3.68-acre property, located at 699 Five Mile Line Road in Webster, New York, presents a commercial opportunity. The site includes a 7,200 square foot warehouse designed for high-efficiency operations, featuring one drive-in door and two dock-height bays. Additionally, there is a 4,405 square foot retail store. The property currently houses a restaurant and a country store, drawing visitors for fresh cider and winemaking supplies. A surfaced parking lot accommodates at least 20 vehicles. The property is located near the intersection of Five Mile Line Road and Klem Road, offering visibility and a history of community patronage. This site is suited for expanding an existing production business or launching a new craft beverage and dining concept.
Key Highlights
- Established business with a legacy dating back to 1830, including a popular restaurant and country store.
- High‑visibility location near the intersection of Five Mile Line Road and Klem Road.
- Expansive 3.68‑acre property with ample parking for 20+ vehicles.
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
$112,714
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
7.52%
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%
$2,254,280
$2.3M
Cap Rate 7%
$1,610,200
$1.6M
Cap Rate 9%
$1,252,378
$1.3M
Market Conditions
NOI Build-Up for 11,605 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
$174.1K $15.00/SF
− Vacancy
−$13.1K −$1.13/SF
EGI
$161.0K $13.88/SF
− OpEx
−$48.3K −$4.16/SF
NOI
$112.7K $9.71/SF
Area
Monroe County, NY
Vacancy
7.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,254,280
Cap Rate 7%
$1,610,200
Cap Rate 9%
$1,252,378
Alternative Uses
Best Use
Specialty Retail
$2.23M
$1.95M – $2.60M
NOI $155,947 @ 7.0% cap · market cap 10.41%
Second Best
Retail
$1.61M
$1.41M – $1.88M
NOI $112,714 @ 7.0% cap · market cap 7.52%
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
37
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14580, NY
54,148
Population
24,355
Households
2.2
Avg Household Size
46
Median Age
45%
College-Educated
96%
High-School Grad
42.6 sq mi
ZIP Area
1,271
Density / Sq Mi
$95,499
Median Household Income
$58,150
Median Earnings
$1,387
Median Rent
$253,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Established destination with warehouse, retail store, and restaurant.
Where is this storefront property located?
The property is located at 699 Five Mile Line Rd Webster, NY.
What is the asking price?
The asking price for this property is $1,498,000.
What are key features of this property?
This property features: Established business with a legacy dating back to 1830, including a popular restaurant and country store.; High‑visibility location near the intersection of Five Mile Line Road and Klem Road.; Expansive 3.68‑acre property with ample parking for 20+ vehicles.
