Renovated Office
For Sale
$525,000
768 Ridge Road, Webster, NY 14580
Flexible commercial layout with dedicated parking and convenient access to Route 104.
Property Size3,016 SF
Days on Market8
Property Features for 768 Ridge Road
General Information
Standard status
Active
Size
3,016 SF
Property subtype
Office
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$7,675
Building Details
Building Size
3,016 SF
Year Built
1930
Listing Agency:
Ascendant Realty LLC
(585) 755-5169
Listed By:
Ryan Page · License #10401383680
(585) 755-5169
Source:
Griffith-realty
Added: Jul 31
Changed: Aug 4
Last Checked: Aug 6 at 4:11AM
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 Ascendant Realty LLC
Investment Insights
Based on property information with market context.
This office building at 768 Ridge Road was constructed in 1930 and has undergone extensive renovation, including updated finishes and improvements intended to support immediate occupancy. Its adaptable interior can accommodate office, professional service, retail, medical, or specialty commercial functions, subject to municipal approvals. The property is being sold as-is.
Dedicated on-site parking and visibility along the Ridge Road corridor support convenient business access. The location also connects with Five Mile Line Road, Route 104, and the surrounding Webster business community. The owners are willing to discuss additional build-to-suit improvements for qualified purchasers seeking a more tailored configuration.
Dedicated on-site parking and visibility along the Ridge Road corridor support convenient business access. The location also connects with Five Mile Line Road, Route 104, and the surrounding Webster business community. The owners are willing to discuss additional build-to-suit improvements for qualified purchasers seeking a more tailored configuration.
Key Highlights
- Extensively renovated commercial building with updated finishes
- Flexible layout for office, professional service, retail, medical, or specialty commercial uses, subject to approvals
- Dedicated on‑site parking
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
$34,771
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
6.62%
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%
$695,420
$695.4K
Cap Rate 7%
$496,729
$496.7K
Cap Rate 9%
$386,344
$386.3K
Market Conditions
NOI Build-Up for 3,016 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
$66.2K $21.96/SF
− Vacancy
−$8.3K −$2.75/SF
EGI
$58.0K $19.22/SF
− OpEx
−$23.2K −$7.69/SF
NOI
$34.8K $11.53/SF
Area
Monroe County, NY
Vacancy
12.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
40.00%
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%
$695,420
Cap Rate 7%
$496,729
Cap Rate 9%
$386,344
Alternative Uses
Best Use
Healthcare Medical
$496.7K
$434.6K – $579.5K
NOI $34,771 @ 7.0% cap · market cap 6.62%
Second Best
Retail
$418.5K
$366.2K – $488.2K
NOI $29,293 @ 7.0% cap · market cap 5.58%
Theoretical Best
Specialty Retail
$579.0K
$506.6K – $675.5K
NOI $40,529 @ 7.0% cap · market cap 7.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
345
Businesses Nearby
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial layout with dedicated parking and convenient access to Route 104.
Where is this office building located?
The property is located at 768 Ridge Road Webster, NY.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Extensively renovated commercial building with updated finishes; Flexible layout for office, professional service, retail, medical, or specialty commercial uses, subject to approvals; Dedicated on‑site parking
