Warehouse With Retail
For Sale
$1,498,000
699 Five Mile Line Road, Webster, NY 14580
CommercialSale, Webster, NY
Property Size11,605 SF
Lot Size3.68 Acres
Price / SF$129.08
Days on Market145
Property Features for 699 Five Mile Line Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
96690
Zoning description
Commercial
Parking
20
Parking features
Paved or Surfaced
Accessibility
Accessible Approach with Ramp
Lot features
Irregular Lot
Elementary school district
Webster
Middle school district
Webster
High school district
Webster
Directions
Head North on Five mile line road
Subdivision
Webster-265489
Standard status
Active
APN
265489-064-130-0001-084-100
Size
11,605 SF
Lot size
3.68 Acres
Taxes and HOA fees
Tax Annual Amount
13061
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1866
Floors in Building
1
Number of units
2
Flooring type
Varies, Hardwood, Concrete
Building materials
Block, WoodSiding
Roof type
Metal, Asphalt
Listing Agency:
Empire Realty Group
(585) 347-4900
Listed By:
Thomas G. Lockwood · License #30LO0935938
(585) 737-4055
Added: Apr 22
Changed: Sep 12
Last Checked: Sep 13 at 5:06PM
MLS# R1675406
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.
The property at 699 Five Mile Line Road includes 11,605 square feet across a 7,200-square-foot warehouse and a 4,405-square-foot retail store. The warehouse has one drive-in door and two dock-height bays for receiving and shipping. Building materials include block and wood siding, with concrete and hardwood flooring, forced-air heating, and natural gas service. The structure dates to 1866 and has asphalt and metal roofing.
Set on 3.68 acres in Webster, the site is positioned near the intersection of Five Mile Line Road and Klem Road. Paved parking accommodates at least 20 vehicles, while public water and public sewer serve the property. An accessible approach with ramp is also provided.
Set on 3.68 acres in Webster, the site is positioned near the intersection of Five Mile Line Road and Klem Road. Paved parking accommodates at least 20 vehicles, while public water and public sewer serve the property. An accessible approach with ramp is also provided.
Key Highlights
- 3.68‑acre commercial site at 699 Five Mile Line Road, Webster, NY 14580
- 11,605 SF total property size, including a 7,200 SF warehouse and 4,405 SF retail store
- Warehouse includes one drive‑in door and two dock‑height bays
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
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Current Use
Lease Details
2
Dock-high doors
1
Drive-in doors
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
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
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Frequently Asked Questions
What type of property is this?
Warehouse - Commercial property combines warehouse operations with an established retail area, loading access, and paved on-site parking.
Where is this warehouse located?
The property is located at 699 Five Mile Line Road 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: 3.68‑acre commercial site at 699 Five Mile Line Road, Webster, NY 14580; 11,605 SF total property size, including a 7,200 SF warehouse and 4,405 SF retail store; Warehouse includes one drive‑in door and two dock‑height bays
