Turnkey Automotive Repair
For Sale
$350,000
1049-1051 Dewey Avenue, Rochester, NY 14613
Turnkey auto repair property with four service bays and four above-ground lifts, served by single-phase electric.
Property Size2,576 SF
Days on Market51
Property Features for 1049-1051 Dewey Avenue
General Information
Standard status
Active
Size
2,576 SF
Total Parking Spaces
30
Property subtype
Commercial
Zoning
URD-N, Commercial
Taxes and HOA fees
Annual Taxes
$4,248
Building Details
Building Size
2,576 SF
Year Built
1940
Buildings
1
Stories
1
Listing Agency:
Hanna Commercial
(585) 703-0079
Listed By:
Paul J. Schiliro
(585) 703-0079
Source:
Northstarwny
Added: Jul 8
Changed: Aug 23
Last Checked: Aug 26 at 9:59AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Hanna Commercial
Investment Insights
Based on property information with market context.
This established, turnkey automotive repair facility is offered with the land, building, and equipment. The shop includes four service bays and four above-ground lifts: two 10,000 lb lifts, one 12,000 lb lift, and one 9,000 lb lift. Two bays feature 10-foot overhead doors and two bays feature 12-foot overhead doors. The addition provides 14-foot ceilings designed to accommodate vans and trucks, and the facility is heated with overhead gas-fired radiant heat. A 1,500-gallon recycled oil burner provides the majority of winter heat. The property is served by single-phase electric.
The facility has exposure on one of Rochester’s busiest streets in the Maplewood neighborhood, with claims of more than 14,000 vehicles per day. Bike, walk, and transit scores are also provided in the remarks (75, 55, and 42, respectively).
An adjacent single-family residence at 301 Birr Street is available for exclusive purchase by the automotive shop buyer for $125,000. The residence has three bedrooms, a kitchen, dining room, living room, and a 3-car garage, and it is currently rented.
The facility has exposure on one of Rochester’s busiest streets in the Maplewood neighborhood, with claims of more than 14,000 vehicles per day. Bike, walk, and transit scores are also provided in the remarks (75, 55, and 42, respectively).
An adjacent single-family residence at 301 Birr Street is available for exclusive purchase by the automotive shop buyer for $125,000. The residence has three bedrooms, a kitchen, dining room, living room, and a 3-car garage, and it is currently rented.
Key Highlights
- Turnkey automotive repair facility operating at the same location since 1940 on one of Rochester’s busiest streets
- Includes land, building, and equipment with four above‑ground lifts: two 10,000 lb, one 12,000 lb, and one 9,000 lb
- Four service bays with overhead doors: two 10‑foot and two 12‑foot, plus 14‑foot ceilings in the addition for vans and trucks
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
$26,273
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
7.51%
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%
$525,460
$525.5K
Cap Rate 7%
$375,329
$375.3K
Cap Rate 9%
$291,922
$291.9K
Market Conditions
NOI Build-Up for 2,576 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
$40.2K $15.60/SF
− Vacancy
−$2.7K −$1.03/SF
EGI
$37.5K $14.57/SF
− OpEx
−$11.3K −$4.37/SF
NOI
$26.3K $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%
$525,460
Cap Rate 7%
$375,329
Cap Rate 9%
$291,922
Alternative Uses
Best Use
Retail
$499.1K
$436.7K – $582.3K
NOI $34,937 @ 7.0% cap · market cap 9.98%
Second Best
Industrial
$375.3K
$328.4K – $437.9K
NOI $26,273 @ 7.0% cap · market cap 7.51%
Theoretical Best
Office A
$705.7K
$617.5K – $823.3K
NOI $49,397 @ 7.0% cap · market cap 14.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
481
Businesses Nearby
42k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 68%
Shops & Services 26%
Apparel 4%
Dining 2%
Price Rite
Groceries
28,602 visits/mo
0.3 miles
Family Dollar
Shops & Services
8,506 visits/mo
0.5 miles
Sunoco
Shops & Services
2,369 visits/mo
0.4 miles
Rainbow
Apparel
1,775 visits/mo
0.5 miles
Salvatore's Old Fashioned Pizzeria
Dining
909 visits/mo
0.4 miles
Demographics for 14613, NY
14,882
Population
6,561
Households
2.3
Avg Household Size
31
Median Age
14%
College-Educated
77%
High-School Grad
1.9 sq mi
ZIP Area
7,833
Density / Sq Mi
$33,370
Median Household Income
$29,530
Median Earnings
$939
Median Rent
$108,200
Median Home Value
Market
Vacancy Rate% for Retail in Rochester, NY
Questions? Ask Rey
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Similar Off Market Nearby
- Moore's Tire Sales Inc — 185 Norman St, Rochester, NY 14613
- Best Way Automotive — 713 Lake Ave, Rochester, NY 14613
- Messo auto+repair and sales — 656 Lake Ave, Rochester, NY 14613
- Mike's Auto Sales & Service Inc. — 656, 340 Lake Ave, Rochester, NY 14613
- Cheap towing — 602 Driving Park Ave, Rochester, NY 14613
Frequently Asked Questions
What type of property is this?
Auto shop - Turnkey auto repair property with four service bays and four above-ground lifts, served by single-phase electric.
Where is this auto shop located?
The property is located at 1049-1051 Dewey Avenue Rochester, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Turnkey automotive repair facility operating at the same location since 1940 on one of Rochester’s busiest streets; Includes land, building, and equipment with four above‑ground lifts: two 10,000 lb, one 12,000 lb, and one 9,000 lb; Four service bays with overhead doors: two 10‑foot and two 12‑foot, plus 14‑foot ceilings in the addition for vans and trucks
