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    99 Rochester Street Port Byron, NY 13140

    View on Map
    Pending
    $119,900

    COMMERCIAL - Port Byron, NY

    Property size:
    4,037 SF
    Lot size:
    0.36 Acres
    Added:
    Jun 30, 2025
    Days on Market:
    278
    Last Refresh:
    Apr 3 at 7:06 am

    Property Features for 99 Rochester Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking
    15
    Parking features
    Paved or Surfaced
    Standard status
    Pending
    APN
    053801-081-015-0001-045-000-0000
    Size
    4,037 SF
    Lot size
    0.36 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    7585

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air, Natural Gas

    Building Details

    Year built
    1900
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Concrete, Vinyl, Carpet, Linoleum
    Building materials
    Frame
    Roof type
    Shingle, Asphalt

    We can help!

    Listing Contact
    Dale M Karlik
    Dale M Karlik

    Listing agent Dale M Karlik License #30LO0760881

    Listing office Riordan Realty 15 State Street, Auburn, NY

    Listing date Jun 30, 2025

    MLS# R1618810

    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.

    Overview

    Commercial Property with Residential House

    This mixed-use property in the heart of the Finger Lakes region in historic Port Byron offers a blend of commercial and residential opportunities. The purchase includes a house located at 5 Canal St and the commercial space at 99 Rochester St. The commercial space, with a size of 4037 square feet, is situated in a high-visibility, high-traffic location, making it suitable for various business ventures. The property is zoned commercial and is located a short distance from the NYS Thruway, providing quick and easy access to major travel routes to all surrounding towns. The location is ideal for a diner, as it was successfully operated as one for over 20 years by the last tenant. Other potential uses include a bar, office space, teen center, beauty salon, daycare, dispensary, or bakery. The included house offers the option to live on-site or rent it out for additional income. The lot size is 0.3557 acres. The property presents an opportunity for entrepreneurs or investors looking to own a piece of Port Byron history with built-in income potential.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Live-work space

    Suggested Use

    Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy Auto Parts Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Port Byron
    County
    Cayuga
    State
    New York
    Longitude
    -76.631655
    Latitude
    43.035981

    FAQs

    What type of property is this?
    Live-work space - Mixed-use commercial property with residential house in Port Byron, NY.
    Where is this live-work space located?
    The property is located at 99 Rochester Street Port Byron, NY.
    What is the asking price?
    The asking price for this property is $119,900.
    What are key features of this property?
    This property features: Includes both a commercial building and a residential house for one price.; Prime commercial location with high visibility and traffic, suitable for various business ventures.; Live/work opportunity: live in the house and operate a business in the commercial space or rent out the house for income.
    (315) 567-1450
    We can help!
    Listing Contact
    Dale M Karlik
    Dale M Karlik
    Real Estate License ID: 30LO0760881
    Learn More
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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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