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    6671 4Th Section Rd Brockport, NY 14420

    Sponsored
    For Sale
    Contact for pricing

    Prime Commercial Land, Three Parcels Available

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    401
    This exceptional opportunity presents three strategically located commercial land parcels in Brockport, NY, totaling up to 37.81 acres, or available individually. The assemblage boasts prime visibility and accessibility, situated at a major traffic light intersection on 4th Section Road and Lake Road. Parcel one encompasses 23.39 acres with frontage on 4th Section Road, while parcels two and three offer 11.79 and 2.63 acres respectively, both with Lake Road frontage. The property is zoned Retail B-1 Commercial, ideal for a variety of retail developments. This location benefits from a strong trade area, serving over 26,000 people within a 5-mile radius, lacking alternative retail centers. The site's proximity to major retailers like Wegmans, TJ Maxx, Runnings, Big Lots, and Aldi, further enhances its desirability. Its advantageous position near Brockport High School (over 1,070 students) and SUNY Brockport (over 8,200 students) provides a substantial and consistent customer base. This is a rare chance to acquire a significant commercial land holding in a thriving community with excellent demographics and high visibility. The parcels can be purchased individually or as a complete assemblage, offering flexibility to suit various development plans. The address is 6671 4th Section Rd, Brockport, NY 14420, in Monroe County.

    Property Features for 6671 4Th Section Rd

    General Information

    Property type
    Land
    Lot Size
    114,563 SF

    HighLights

    • Three strategically located commercial land parcels totaling 37.81 acres in Brockport, NY, available individually or as an assemblage.
    • Prime visibility and accessibility at a major intersection of 4th Section Road and Lake Road.
    • Parcel sizes: 23.39 acres (4th Section Road frontage), 11.79 acres (Lake Road frontage), and 2.63 acres (Lake Road frontage).
    • Retail B‑1 zoning, suitable for various retail developments.
    • Strong trade area with over 26,000 people within a 5‑mile radius and limited retail competition.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Dental Office Wholesale Shop Auto Repair Shop Hair Salon Clothing Store Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Brockport
    County
    Monroe
    State
    New York
    Longitude
    -77.9482263
    Latitude
    43.1977436

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    FAQs

    What type of property is this?
    Land - Prime Commercial Land, Three Parcels Available
    Where is this land located?
    The property is located at 6671 4Th Section Rd Brockport, NY.
    What are key features of this property?
    This property features: Three strategically located commercial land parcels totaling 37.81 acres in Brockport, NY, available individually or as an assemblage.; Prime visibility and accessibility at a major intersection of 4th Section Road and Lake Road.; Parcel sizes: 23.39 acres (4th Section Road frontage), 11.79 acres (Lake Road frontage), and 2.63 acres (Lake Road frontage).
    (585) 615-1102
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    6671 4Th Section Rd Brockport, NY 14420
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    Brockport, NY 14420
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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.

    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
    6671 4Th Section Rd Brockport, NY 14420
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