73 Main Street

Brockport, NY 14420

An excellent opportunity awaits with this fully occupied mixed-use investment property located in a desirable row building in the Village of Brockport, NY. The building is home to the well-known Piccolo Fazools Bistro, featuring seating for over 70 patrons and a private party room, making it a popular dining destination in the community; please note the building is for sale, not the business, as the restaurant is a tenant. The property also includes a large storage area with a garage door for easy truck unloading. Upstairs, there are three apartments: two are three-bedroom, 1.5-bath units with long-term tenants, and the third is a two-bedroom, one-bath unit, all with separate utilities. The building features a large, open attic space accessed by two full walk-up staircases, offering future potential. Designed for low maintenance with no snow removal or lawn care obligations, the property benefits from public parking with an adjacent lot and several additional parking areas within walking distance. The property currently generates a gross annual revenue of $69,100 with an 11.7% cap rate, but once market rents are applied, it has the potential to produce a whopping $75,300 to $81,300 in gross income with an impressive 13% to 14.5% cap rate, making this a rare and exceptional income-producing opportunity in the heart of Brockport’s vibrant village center. Tax Record shows 9,882sqft. Assessor confirmed usable space is actually 6,168sqft. The extra sqft is non-contribution, aka basement, attic, etc.