Restaurant Property with Full-Service
For Sale
$649,900
2771 Scottsville Road, Scottsville, NY 14546
CommercialSale, Scottsville, NY
Property Size3,613 SF
Lot Size3.61 Acres
Price / SF$179.88
Days on Market132
Property Features for 2771 Scottsville Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
Commercial
Rooms
Basement
Parking
64
Parking features
Paved or Surfaced
Subdivision
Vasilovski
Lot features
Rectangular, Rectangular Lot
Elementary school district
Wheatland-Chili
Middle school district
Wheatland-Chili
High school district
Wheatland-Chili
Standard status
Active
APN
262200-187-020-0001-042-100
Size
3,613 SF
Lot size
3.61 Acres
Taxes and HOA fees
Tax Annual Amount
5631
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1955
Floors in Building
1
Building materials
Brick, Block
Roof type
Asphalt
Listing Agency:
Real Broker NY LLC
Listed By:
Khem Kadariya · License #10401333851
(585) 270-4073
Added: Apr 30
Changed: Sep 7
Last Checked: Sep 8 at 8:06AM
MLS# R1677809
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 restaurant property includes the real estate and operating business at 2771 Scottsville Road. The offering features a full-service bar, restaurant seating areas, a configured kitchen, furnishings, fixtures, and equipment. The building was constructed in 1955 and received updates in 2016, with brick and block construction, natural gas heat, central air, and an asphalt roof. A full basement provides approximately 2,595 square feet of additional storage or operational space.
The property encompasses 3.61 acres with paved on-site parking and septic service. Its Scottsville location is near Rochester Institute of Technology and Greater Rochester International Airport, with access to major roadways. Commercial zoning supports continued restaurant use and other permitted business applications subject to local approvals.
The property encompasses 3.61 acres with paved on-site parking and septic service. Its Scottsville location is near Rochester Institute of Technology and Greater Rochester International Airport, with access to major roadways. Commercial zoning supports continued restaurant use and other permitted business applications subject to local approvals.
Key Highlights
- 3.61‑acre restaurant and bar property with real estate and business included
- Approximately 2,595‑square‑foot full basement for storage or operational use
- Full‑service bar, kitchen setup, furnishings, fixtures, and equipment in place
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
$48,551
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
7.47%
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%
$971,020
$971.0K
Cap Rate 7%
$693,586
$693.6K
Cap Rate 9%
$539,456
$539.5K
Market Conditions
NOI Build-Up for 3,613 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
$68.5K $18.96/SF
− Vacancy
−$3.8K −$1.04/SF
EGI
$64.7K $17.92/SF
− OpEx
−$16.2K −$4.48/SF
NOI
$48.6K $13.44/SF
Area
Monroe County, NY
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
25.00%
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%
$971,020
Cap Rate 7%
$693,586
Cap Rate 9%
$539,456
Alternative Uses
Best Use
Specialty Retail
$693.6K
$606.9K – $809.2K
NOI $48,551 @ 7.0% cap · market cap 7.47%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14546, NY
4,872
Population
2,225
Households
2.2
Avg Household Size
42
Median Age
42%
College-Educated
98%
High-School Grad
36.1 sq mi
ZIP Area
135
Density / Sq Mi
$82,578
Median Household Income
$46,206
Median Earnings
$1,260
Median Rent
$173,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Operating restaurant and bar with furnishings, equipment, paved parking, and commercial zoning included.
Where is this conventional restaurant located?
The property is located at 2771 Scottsville Road Scottsville, NY.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: 3.61‑acre restaurant and bar property with real estate and business included; Approximately 2,595‑square‑foot full basement for storage or operational use; Full‑service bar, kitchen setup, furnishings, fixtures, and equipment in place
