Two-Story Brewery
For Sale
$1,100,000
1221 Empire Boulevard, Rochester, NY 14609
CommercialSale, Rochester, NY
Property Size9,280 SF
Lot Size1.00 Acre
Price / SF$118.53
Days on Market127
Property Features for 1221 Empire Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Zoning description
Commercial
Parking
51
Parking features
Paved or Surfaced
Subdivision
Pecora Sub Add 1
Lot features
Irregular Lot
Elementary school district
Webster
Middle school district
Webster
High school district
Webster
Directions
Starting from Route 104 to Empire Boulevard to #1221 Empire Boulevard.
Special listing conditions
Short Sale
Standard status
Active
APN
264200-108-050-0002-008-320
Size
9,280 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Annual Amount
20691
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1998
Floors in Building
2
Number of units
1
Flooring type
Carpet, Concrete
Building materials
Block
Roof type
Asphalt
Listing Agency:
RE/MAX Plus · RE/MAX International
(585) 279-8200
Listed By:
John Antetomaso · License #49AN1151017
(585) 787-8888
Added: Apr 30
Changed: Aug 22
Last Checked: Sep 3 at 1:06AM
MLS# R1676587
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.
Investment Insights
Based on property information with market context.
This 9,280-square-foot commercial property occupies two floors on a 1-acre parcel and previously operated as a brewery. The first floor includes a kitchen area and full bar, while the second floor offers open space that can accommodate storage or be configured for broader use. An exterior beer garden adds additional usable area, and the paved onsite lot provides 51 parking spaces.
The property sits in the LaSalle's Landing District opposite Irondequoit Bay. Built in 1998, the block building has carpet and concrete flooring, central air, forced-air natural gas heating, an asphalt roof, public water, and public sewer. Some interior contents are included in the sale. Commercial zoning is in place, and the property has been identified for potential restaurant use or another facility use.
The property sits in the LaSalle's Landing District opposite Irondequoit Bay. Built in 1998, the block building has carpet and concrete flooring, central air, forced-air natural gas heating, an asphalt roof, public water, and public sewer. Some interior contents are included in the sale. Commercial zoning is in place, and the property has been identified for potential restaurant use or another facility use.
Key Highlights
- 9,280 SF commercial property on a 1‑acre parcel
- Two‑floor layout with kitchen space, full bar, and open second‑floor area
- Exterior beer garden provides additional usable space
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
$94,649
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
8.60%
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%
$1,892,980
$1.9M
Cap Rate 7%
$1,352,129
$1.4M
Cap Rate 9%
$1,051,656
$1.1M
Market Conditions
NOI Build-Up for 9,280 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
$144.8K $15.60/SF
− Vacancy
−$9.6K −$1.03/SF
EGI
$135.2K $14.57/SF
− OpEx
−$40.6K −$4.37/SF
NOI
$94.6K $10.20/SF
Area
Rochester, NY
Vacancy
6.60%
Lease Rate
$15.60 /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%
$1,892,980
Cap Rate 7%
$1,352,129
Cap Rate 9%
$1,051,656
Alternative Uses
Best Use
Specialty Retail
$1.93M
$1.69M – $2.25M
NOI $134,851 @ 7.0% cap · market cap 12.26%
Second Best
Industrial
$1.35M
$1.18M – $1.58M
NOI $94,649 @ 7.0% cap · market cap 8.60%
Theoretical Best
Office A
$2.54M
$2.22M – $2.97M
NOI $177,953 @ 7.0% cap · market cap 16.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Explore this area
Business Placement
Demographics for 14609, NY
41,329
Population
19,404
Households
2.1
Avg Household Size
37
Median Age
33%
College-Educated
88%
High-School Grad
7.4 sq mi
ZIP Area
5,585
Density / Sq Mi
$61,933
Median Household Income
$42,046
Median Earnings
$1,122
Median Rent
$144,500
Median Home Value
Market
Vacancy Rate% for Industrial in Rochester, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Existing kitchen, full bar, open upper-level space, and beer garden support restaurant-oriented reuse.
Where is this brewery located?
The property is located at 1221 Empire Boulevard Rochester, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 9,280 SF commercial property on a 1‑acre parcel; Two‑floor layout with kitchen space, full bar, and open second‑floor area; Exterior beer garden provides additional usable space
