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    Restaurant with Upstairs Recording Studio Title is generated by Realmo AI

    328 Lake Road E, Hamlin, NY 14464

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    Claim this Listing
    For Sale
    $449,900

    COMMERCIAL - Hamlin, NY

    Property size:
    7,084 SF
    Lot size:
    1.05 Acres
    Price / SF:
    $63/SF
    Added:
    Mar 4, 2026
    Days on Market:
    93
    Last Refresh:
    Jun 5 at 10:06 am

    Property Features for 328 Lake Road E

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CNB
    Parking
    50
    Standard status
    Active
    APN
    263000-006-040-0002-023-000
    Size
    7,084 SF
    Lot size
    1.05 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5741

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    1940
    Floors in Building
    2
    Roof type
    Flat

    We can help!

    Listing Contact
    Brett Waterman
    Brett Waterman

    Listing agent Brett Waterman License #10491205516

    Listing office WCI Realty 2450 W Ridge Rd., Ste. 202, Rochester, NY

    Listing date Mar 4, 2026

    MLS# R1664709

    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

    • Restaurant with ample seating area that could also serve as an event space
    • Upstairs includes a recording studio plus additional storage area
    • Forced‑air heating with natural gas
    • Central air conditioning
    • 3‑phase electric service

    Overview

    This ready-to-go restaurant is set up for immediate operation, with an ample seating area that can also support private gatherings and event use. The upstairs level currently includes a recording studio and substantial storage space, which may be convertible into an apartment or additional, more private event space. The property also features three-phase electric, supporting a wide range of commercial kitchen and service needs.

    Located in the East Fork area of Hamlin, the property sits moments from the water and adjacent to the scenic setting of Hamlin Beach State Park. The listing positions it near the iconic Nuts Corners area, offering buyers an opportunity to own a lakeside hospitality concept in a well-known local spot.

    For restaurant owners and operators, the current build-out provides a straightforward path to reopening or launching a dining business. For investors or owner-users, the combination of first-floor dining and a dedicated upstairs studio/storage area creates flexibility for expanding programming, adding private event experiences, or pursuing a mixed-use approach through conversion. Zoned CNB, the property supports a commercial retail environment aligned with restaurant and related use potential.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Pharmacy Big Box & Wholesale Store Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Hamlin
    County
    Monroe
    State
    New York
    Longitude
    -77.901162
    Latitude
    43.339227

    FAQs

    What type of property is this?
    Conventional restaurant - Ready-to-go restaurant with ample seating and a second-floor recording studio, plus potential for private events or an apartment conversion.
    Where is this conventional restaurant located?
    The property is located at 328 Lake Road E Hamlin, NY.
    What is the asking price?
    The asking price for this property is $449,900.
    What are key features of this property?
    This property features: Restaurant with ample seating area that could also serve as an event space; Upstairs includes a recording studio plus additional storage area; Forced‑air heating with natural gas
    (585) 202-4629
    We can help!
    Listing Contact
    Brett Waterman
    Brett Waterman
    Real Estate License ID: 10491205516
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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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