Modern Industrial and Sports
For Sale
Contact for pricing
856 Walworth Penfield Rd, Macedon, NY 14502
123,000 SF mixed-use facility built in 2016.
Property Size123,000 SF
Price / SF$71.14
Days on Market147
Property Features for 856 Walworth Penfield Rd
General Information
Standard status
Active
Size
123,000 SF
Class
A
Property subtype
Industrial, Mixed Use, Special Purpose
Zoning
General Commercial
Building Details
Year Built
2016
Buildings
1
Listing Agency:
Cushman & Wakefield Pyramid Brokerage Company - Fairport, New York
(585) 248-9426
Listed By:
James Manilla · License #10401375512
Source:
Crexi
Added: Mar 18
Changed: Aug 8
Last Checked: Aug 11 at 10:58AM
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 Cushman & Wakefield Pyramid Brokerage Company - Fairport, New York
Investment Insights
Based on property information with market context.
The property at 856 ROUTE 441 features a 123,000 SF facility constructed in 2016. The property is suitable for mixed-use, sports and entertainment, warehouses, and industrial purposes. It includes a 60,000 SF sports facility with spacious clear heights suitable for indoor athletics. The high-bay industrial section supports various operations. The property has clear heights ranging from 25 to 34 feet. It is equipped with both truck and grade-level doors and a 100% sprinkler system. The extensive site area allows for expansion or outdoor storage. It is suitable for an owner-operator or an investor.
Key Highlights
- 123,000 SF state‑of‑the‑art facility suitable for owner‑operators or investors
- Includes a 60,000 SF sports facility with spacious clear heights
- Modern high‑bay industrial section for various operations
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
$760,724
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
8.69%
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%
$15,214,480
$15.2M
Cap Rate 7%
$10,867,486
$10.9M
Cap Rate 9%
$8,452,489
$8.5M
Market Conditions
NOI Build-Up for 123,000 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
$1.17M $9.48/SF
− Vacancy
−$79.3K −$0.64/SF
EGI
$1.09M $8.84/SF
− OpEx
−$326.0K −$2.65/SF
NOI
$760.7K $6.18/SF
Area
Wayne County, NY
Vacancy
6.80%
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%
$15,214,480
Cap Rate 7%
$10,867,486
Cap Rate 9%
$8,452,489
Alternative Uses
Best Use
Mixed Use
$21.35M
$18.68M – $24.91M
NOI $1,494,450 @ 7.0% cap · market cap 17.08%
Second Best
Warehouse
$13.20M
$11.55M – $15.40M
NOI $923,737 @ 7.0% cap · market cap 10.56%
Theoretical Best
Office A
$33.13M
$28.99M – $38.66M
NOI $2,319,386 @ 7.0% cap · market cap 26.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 14502, NY
10,760
Population
4,769
Households
2.3
Avg Household Size
43
Median Age
41%
College-Educated
94%
High-School Grad
35.8 sq mi
ZIP Area
301
Density / Sq Mi
$83,224
Median Household Income
$57,038
Median Earnings
$999
Median Rent
$219,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 123,000 SF mixed-use facility built in 2016.
Where is this mixed-use property located?
The property is located at 856 Walworth Penfield Rd Macedon, NY.
What is the asking price?
The asking price for this property is $8,750,000.
What are key features of this property?
This property features: 123,000 SF state‑of‑the‑art facility suitable for owner‑operators or investors; Includes a **60,000 SF sports facility** with spacious clear heights; Modern high‑bay industrial section for various operations
