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    Turnkey Office Building with Parking Title is generated by Realmo AI

    90 W Main St, Victor, NY 14564

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    For Sale
    $349,900

    SINGLE_FAMILY - Victor, NY

    Type:Office
    Property size:
    1,680 SF
    Lot size:
    0.38 Acres
    Price / SF:
    $208/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 1:06 pm

    Property Features for 90 W Main St

    General Information

    Property type
    Residential
    Property subtype
    Office
    Zoning
    B
    Rooms
    Basement
    Parking
    10
    Parking features
    Driveway, Paved or Surfaced
    Standard status
    Active
    APN
    324801-016-017-0001-032-000
    Size
    1,680 SF
    Lot size
    0.38 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6842

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1958
    Floors in Building
    1
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Jason M Ruffino
    Jason M Ruffino

    Listing agent Jason M Ruffino License #10401231237

    Listing office RE/MAX Plus 2171 Monroe Avenue, Rochester, NY

    Listing date Jun 3, 2026

    MLS# R1686846

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Office space at 90 West Main Street with reception/entry plus three private office spaces
    • Brand‑new roof in 2023; new furnace and central air installed in 2025
    • Fresh paint and refinished flooring throughout
    • Remodeled bathroom plus an additional half bath in the basement
    • Utilities include public water and public sewer; heated with natural gas forced‑air
    • Rear parking available with driveway and paved/surfaced parking

    Overview

    90 W Main St is a turnkey office building offering a welcoming reception or entry area and three private office spaces. The interior has been updated with refinished flooring and fresh paint throughout, and includes a remodeled bathroom plus an additional half bath in the basement. Recent major improvements include a brand-new roof installed in 2023, and new furnace and central air added in 2025.

    The property is located in the Village of Victor and sits on 0.38 acres. Zoning is listed as B. Ample parking is provided in the rear for staff and visitors.

    This layout is well suited for professional tenants who want dedicated rooms alongside a reception area for client traffic. With the building presented as move-in ready and supported by the recent roof, HVAC, and interior updates, it offers a straightforward option for an owner-occupant or an investor seeking an office configuration with functional interior spaces and convenient parking.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $41.9k $24.96
    − Vacancy −$6.1k −$3.62
    EGI $35.9k $21.34
    − OpEx −$9.0k −$5.34
    NOI $26.9k $16.01
    1,680 SF · lease $24.96/SF/yr · vacancy 14.50% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $384.1K
    $336.1K – $448.2K (±1% cap)
    NOI $26,889 @ 7.0% cap · market cap 7.68%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $502.8K
    $440.0K – $586.7K (±1% cap)
    NOI $35,199 @ 7.0% cap · market cap 10.06%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Lyric Arts Academy Vocational School Corie Yott Healing Alternative Medicine Practice Chrysalis Center for Integrative ... Gym & Fitness Center Pastel Cookies Bakery The Sacred Center Psychotherapist

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Victor
    County
    Ontario
    State
    New York
    Longitude
    -77.412128
    Latitude
    42.984337

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    FAQs

    What type of property is this?
    Office building - Move-in ready office with reception area, three private offices, remodeled bathrooms, and rear parking.
    Where is this office building located?
    The property is located at 90 W Main St Victor, NY.
    What is the asking price?
    The asking price for this property is $349,900.
    What are key features of this property?
    This property features: Office space at 90 West Main Street with reception/entry plus three private office spaces; Brand‑new roof in 2023; new furnace and central air installed in 2025; Fresh paint and refinished flooring throughout
    (585) 279-8295
    We can help!
    Listing Contact
    Jason M Ruffino
    Jason M Ruffino
    Real Estate License ID: 10401231237
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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