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    7185 W Main Road Leroy, NY 14482

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    Claim this Listing
    Pending
    $499,900

    COMMERCIAL - Le Roy, NY

    Property size:
    2,028 SF
    Lot size:
    16.10 Acres
    Added:
    Apr 5, 2025
    Days on Market:
    390
    Last Refresh:
    Apr 29 at 7:06 am

    Property Features for 7185 W Main Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CON
    Parking
    6
    Standard status
    Pending
    APN
    183689-024-000-0001-026-000
    Size
    2,028 SF
    Lot size
    16.10 Acres

    Taxes and HOA fees

    Tax Annual Amount
    7365

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Natural Gas
    Water source
    Public

    Building Details

    Year built
    1900
    Floors in Building
    2
    Number of units
    3
    Building materials
    Frame
    Roof type
    Metal, Asphalt

    We can help!

    Listing Contact
    Deborah S. Campanella

    Listing agent Deborah S. Campanella License #30CA1055473

    Listing office RE/MAX Realty Group 10 Grove Street, Pittsford, NY

    Listing date Apr 5, 2025

    MLS# R1597830

    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.

    Overview

    Le Roy Development Opportunity

    This property presents a prime development opportunity with significant frontage, encompassing two parcels and two existing driveway cuts. The acreage is situated in a desirable location adjacent to Tops Plaza, next to a diner, close to Burger King, and across from Napa and Monroe Muffler. Currently, the property houses a duplex with a garage apartment, providing three rental units. Please respect the tenants' privacy. The listing includes a 3.5-acre parcel plus an adjacent 12.6-acre parcel, identified by tax ID 18360-002-000. A portion of the parcel is located within Village limits, near the end of the sewer line. The property is suitable for commercial, light industrial, or mixed-use development.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Leroy
    County
    Genesee
    State
    New York
    Longitude
    -78.006825
    Latitude
    42.979565

    Nearby Similar for Sale

    • Contact for pricing
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      Move-in Ready Warehouse with Office

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    • $895,000
      10,141 SF

      Former Retail Building on Main

      10,141 SF building on 9.6 acres in Le Roy.
      151 W Main St, Le Roy, NY 14482
      View Details

    FAQs

    What type of property is this?
    Commercial land - Prime commercial development land with significant frontage in Le Roy.
    Where is this commercial land located?
    The property is located at 7185 W Main Road Leroy, NY.
    What is the asking price?
    The asking price for this property is $499,900.
    What are key features of this property?
    This property features: Prime development opportunity with significant frontage in a high‑traffic location.; Includes two parcels totaling 16.1 acres (3.5 acres + 12.6 acres).; Located adjacent to Tops Plaza and near other commercial establishments.
    (585) 746-1920
    We can help!
    Listing Contact
    Deborah S. Campanella
    Real Estate License ID: 30CA1055473
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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