Flex Industrial Building with
For Sale
$1,795,000
7910 Rae Blvd, Victor, NY 14564
Modern flex industrial building with HVAC, sprinklers, and ample parking, offering up to three suites.
Property Size14,428 SF
Price / SF$124.41
Days on Market52
Property Features for 7910 Rae Blvd
General Information
Standard status
Active
Size
14,428 SF
Property subtype
Industrial
Additional Details
Highway Access
Yes
Sprinkler System
Yes
Building Details
Building Size
14,428 SF
Year Built
2009
Listing Agency:
Caliber Commercial Brokerage, LLC
Listed By:
Richard J. Altier · License #NY #10301204396
(585) 233-3873
Source:
Caliberbrokerage
Added: Jul 24
Changed: Sep 5
Last Checked: Sep 13 at 6:12AM
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 Caliber Commercial Brokerage, LLC
Investment Insights
Based on property information with market context.
This modern flex industrial building offers 14,428+ square feet of light industrial space with HVAC and sprinklers, along with ample parking. The property is configured to allow up to three suites, providing flexibility for different operating needs.
Sale or lease is available, and the offering can be completed individually or in combination with 7931 Rae Blvd. The property is described as being minutes from I-490, I-90, and Route 96.
The building is identified as light industrial zoning, making it suited for permitted light industrial uses under that classification.
Sale or lease is available, and the offering can be completed individually or in combination with 7931 Rae Blvd. The property is described as being minutes from I-490, I-90, and Route 96.
The building is identified as light industrial zoning, making it suited for permitted light industrial uses under that classification.
Key Highlights
- 14,428+ SF flex industrial building with HVAC and sprinklers
- Up to three suites available
- Sale or lease options, individually or with 7931 Rae Blvd.
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
$88,659
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
4.94%
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%
$1,773,180
$1.8M
Cap Rate 7%
$1,266,557
$1.3M
Cap Rate 9%
$985,100
$985.1K
Market Conditions
NOI Build-Up for 14,428 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
$136.8K $9.48/SF
− Vacancy
−$10.1K −$0.70/SF
EGI
$126.7K $8.78/SF
− OpEx
−$38.0K −$2.63/SF
NOI
$88.7K $6.14/SF
Area
Ontario County, NY
Vacancy
7.40%
Lease Rate
$9.48 /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%
$1,773,180
Cap Rate 7%
$1,266,557
Cap Rate 9%
$985,100
Alternative Uses
Best Use
Industrial
$1.27M
$1.11M – $1.48M
NOI $88,659 @ 7.0% cap · market cap 4.94%
Second Best
Flex RnD
$1.18M
$1.03M – $1.37M
NOI $82,326 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$4.32M
$3.78M – $5.04M
NOI $302,295 @ 7.0% cap · market cap 16.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
85
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14564, NY
16,138
Population
7,021
Households
2.3
Avg Household Size
46
Median Age
57%
College-Educated
97%
High-School Grad
42.3 sq mi
ZIP Area
382
Density / Sq Mi
$111,293
Median Household Income
$63,358
Median Earnings
$1,431
Median Rent
$337,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Modern flex industrial building with HVAC, sprinklers, and ample parking, offering up to three suites.
Where is this flex space located?
The property is located at 7910 Rae Blvd Victor, NY.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: 14,428+ SF flex industrial building with HVAC and sprinklers; Up to three suites available; Sale or lease options, individually or with 7931 Rae Blvd.
