Mixed-Use Retail and Office
For Sale
Contact for pricing
Pending
8 High Street, Victor, NY 14564
For-sale building with storefront and a smaller rear shop space, plus an adjacent parcel at 20 High St S.
Property Size3,237 SF
Days on Market124
Property Features for 8 High Street
General Information
Standard status
Pending
Size
3,237 SF
Property subtype
Retail, Office, Mixed Use
Zoning
B
Building Details
Year Built
1920
Buildings
1
Units
6
Listing Agency:
Keller Williams Realty Greater Rochester
Listed By:
Christopher McCarthy · License #NY 10401310111
(585) 362-8900
Source:
Crexi
Added: May 7
Changed: Aug 8
Last Checked: Jul 24 at 4:59PM
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 for-sale mixed-use property includes a storefront configuration with an additional smaller rear shop space, offering flexibility for an owner-user, an investor, or a combination of both. The sale also provides the adjacent parcel at 20 High St S (±17,405 SF, or approximately 0.17 acres), which may allow for an expanded footprint through redevelopment or assemblage.
Located in the Village Center Business zoning district in the Village of Victor, the property allows for retail, office, and mixed-use applications. The remarks also note potential for multifamily redevelopment subject to approvals. The overall layout is presented as versatile for current operations and for future redevelopment planning, supported by the property’s strong storefront presence and central position within the village.
Located in the Village Center Business zoning district in the Village of Victor, the property allows for retail, office, and mixed-use applications. The remarks also note potential for multifamily redevelopment subject to approvals. The overall layout is presented as versatile for current operations and for future redevelopment planning, supported by the property’s strong storefront presence and central position within the village.
Key Highlights
- 1920‑built for‑sale property with storefront and a smaller rear shop space
- Located in the Village Center Business zoning district, supporting retail, office, and mixed‑use applications (multifamily redevelopment subject to approvals)
- Includes an adjacent parcel at 20 High St S: 7,405 SF (approx. 0.17 acres)
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
$41,844
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
7.97%
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%
$836,880
$836.9K
Cap Rate 7%
$597,771
$597.8K
Cap Rate 9%
$464,933
$464.9K
Market Conditions
NOI Build-Up for 3,237 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
$61.4K $18.96/SF
− Vacancy
−$1.6K −$0.49/SF
EGI
$59.8K $18.47/SF
− OpEx
−$17.9K −$5.54/SF
NOI
$41.8K $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%
$836,880
Cap Rate 7%
$597,771
Cap Rate 9%
$464,933
Alternative Uses
Best Use
Office B
$740.1K
$647.6K – $863.5K
NOI $51,810 @ 7.0% cap · market cap 9.87%
Second Best
Retail
$597.8K
$523.1K – $697.4K
NOI $41,844 @ 7.0% cap · market cap 7.97%
Theoretical Best
Office A
$968.9K
$847.8K – $1.13M
NOI $67,822 @ 7.0% cap · market cap 12.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
562
Businesses Nearby
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - For-sale building with storefront and a smaller rear shop space, plus an adjacent parcel at 20 High St S.
Where is this mixed-use property located?
The property is located at 8 High Street 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: 1920‑built for‑sale property with storefront and a smaller rear shop space; Located in the Village Center Business zoning district, supporting retail, office, and mixed‑use applications (multifamily redevelopment subject to approvals); Includes an adjacent parcel at 20 High St S: 7,405 SF (approx. 0.17 acres)
