Signalized Intersection
For Sale
$525,000
Pending
8 High St, Victor, NY 14564
Well-maintained commercial building with multiple entry points, loading access, and direct connectivity to established local roads.
Property Size3,645 SF
Lot Size0.44 Acres
Days on Market144
Property Features for 8 High St
General Information
Standard status
Pending
Size
3,645 SF
Total Parking Spaces
12
Lot size
0.44 Acres
Site & Location
Road Frontage
191 ft
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Land Use
retail, office, development
Taxes and HOA fees
Annual Taxes
$8,193
Amenities
multiple entrances
3-phase power
200-amp service
large double doors
easy loading/unloading
Building Details
Buildings
1
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 217-6947
Listed By:
Michael Giunta · License #35FI1030779
(585) 217-6947
Source:
Exprealty
Added: Apr 11
Changed: Aug 31
Last Checked: Aug 31 at 7:18PM
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 Keller Williams Realty Greater Rochester
Investment Insights
Based on property information with market context.
This 3,237 ±SF storefront property occupies a 0.44 ±Acres parcel with 191’ of land frontage. The well-maintained building includes multiple entrances, 3 Phase, 200 amps Power, and large double doors installed in place of the former garage to support loading and unloading. The property was formerly occupied by Rapid Print & Marketing.
The site is positioned at the signalized intersection of S High Street and W Main Street (Rt 96) in the Village of Victor. S High Street leads toward Victor Schools, while W Main Street forms part of the Village of Victor Retail Corridor. The property offers access to Route 96 and I-90 and includes 12 ±Cars of parking, with room to create more. Additional land behind the property may be available for purchase from a separate owner for development purposes.
The site is positioned at the signalized intersection of S High Street and W Main Street (Rt 96) in the Village of Victor. S High Street leads toward Victor Schools, while W Main Street forms part of the Village of Victor Retail Corridor. The property offers access to Route 96 and I-90 and includes 12 ±Cars of parking, with room to create more. Additional land behind the property may be available for purchase from a separate owner for development purposes.
Key Highlights
- 3,237 ±SF storefront building on 0.44 ±Acres total
- 191’ of land frontage
- Signalized intersection of S High Street and W Main Street (Rt 96)
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
$47,119
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
8.98%
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%
$942,380
$942.4K
Cap Rate 7%
$673,129
$673.1K
Cap Rate 9%
$523,544
$523.5K
Market Conditions
NOI Build-Up for 3,645 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
$69.1K $18.96/SF
− Vacancy
−$1.8K −$0.49/SF
EGI
$67.3K $18.47/SF
− OpEx
−$20.2K −$5.54/SF
NOI
$47.1K $12.93/SF
Area
Ontario County, NY
Vacancy
2.60%
Lease Rate
$18.96 /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%
$942,380
Cap Rate 7%
$673,129
Cap Rate 9%
$523,544
Alternative Uses
Best Use
Retail
$673.1K
$589.0K – $785.3K
NOI $47,119 @ 7.0% cap · market cap 8.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$954.6K – $1.27M
NOI $76,370 @ 7.0% cap · market cap 14.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
470
Businesses Nearby
Under-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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Well-maintained commercial building with multiple entry points, loading access, and direct connectivity to established local roads.
Where is this storefront property located?
The property is located at 8 High St Victor, 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: 3,237 ±SF storefront building on 0.44 ±Acres total; 191’ of land frontage; Signalized intersection of S High Street and W Main Street (Rt 96)
