Four-Bay Auto Repair
New
For Sale
$550,000
8388 W Ridge Rd, Brockport, NY 14420
Most shop equipment is available, with an additional 2.9 acres also offered.
Property Size2,622 SF
Price / SF$209.76
Days on Market2
Property Features for 8388 W Ridge Rd
General Information
Standard status
Active
Size
2,622 SF
Additional Details
Business Included
Yes
Road Access
Yes
Land Use
commercial
Service Bays
4
Building Details
Year Built
1958
Listing Agency:
RE/MAX Plus
Listed By:
James M. Gaze · License #30GA0817719
(585) 279-8192
Source:
Skinnercnyrealty
Added: Sep 26
Last Checked: Sep 26 at 3:03PM
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 RE/MAX Plus
Investment Insights
Based on property information with market context.
This 2,622-square-foot automotive repair shop was built in 1958 and has four open service bays. Most of the shop equipment is available with the property.
An additional 2.9 acres is also available.
An additional 2.9 acres is also available.
Key Highlights
- Four open service bays
- 2,622‑square‑foot automotive repair shop built in 1958
- Most shop equipment is available
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
$25,466
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
4.63%
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%
$509,320
$509.3K
Cap Rate 7%
$363,800
$363.8K
Cap Rate 9%
$282,956
$283.0K
Market Conditions
NOI Build-Up for 2,622 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
$39.3K $15.00/SF
− Vacancy
−$2.9K −$1.13/SF
EGI
$36.4K $13.88/SF
− OpEx
−$10.9K −$4.16/SF
NOI
$25.5K $9.71/SF
Area
Monroe County, NY
Vacancy
7.50%
Lease Rate
$15.00 /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%
$509,320
Cap Rate 7%
$363,800
Cap Rate 9%
$282,956
Alternative Uses
Best Use
Retail
$363.8K
$318.3K – $424.4K
NOI $25,466 @ 7.0% cap · market cap 4.63%
Second Best
Industrial
$168.1K
$147.1K – $196.1K
NOI $11,766 @ 7.0% cap · market cap 2.14%
Theoretical Best
Specialty Retail
$503.3K
$440.4K – $587.2K
NOI $35,234 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Service bays
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14420, NY
19,567
Population
8,245
Households
2.4
Avg Household Size
34
Median Age
35%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
332
Density / Sq Mi
$69,716
Median Household Income
$35,211
Median Earnings
$951
Median Rent
$178,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- College Service Center Inc — 8388 W Ridge Rd, Brockport, NY 14420
Frequently Asked Questions
What type of property is this?
Auto shop - Most shop equipment is available, with an additional 2.9 acres also offered.
Where is this auto shop located?
The property is located at 8388 W Ridge Rd Brockport, NY.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Four open service bays; 2,622‑square‑foot automotive repair shop built in 1958; Most shop equipment is available
