Established Auto Shop For
For Sale
$1,500,000
236-238 Portland Ave, Rochester, NY 14605
Profitable auto shop with additional income from church rental.
Property Size6,596 SF
Lot Size0.43 Acres
Days on Market267
Property Features for 236-238 Portland Ave
General Information
Standard status
Active
Size
6,596 SF
Lot size
0.43 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$500
Building Details
Building Size
6,596 SF
Year Built
1993
Stories
1
Units
1
Listing Agency:
(585) 370-3021
Listed By:
Michael E. McNamara
(585) 370-3021
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 8
Last Checked: Aug 21 at 9:52AM
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 Michael E. McNamara
Investment Insights
Based on property information with market context.
This well-maintained auto shop is for sale, including all tools, machines, and inventory. The business generates a gross income of $7,500 to $8,500 per month. Additionally, the property provides rental income of $1,200 per month from a church. Situated on a corner location in one of the most highly traveled sections of the 19th Ward, the property is also located minutes from the downtown business district. The owner is selling the complete shop.
Key Highlights
- Existing business with gross monthly income of $7500 to $8500.
- Sale includes all tools, machines, and inventory.
- Additional income of $1200 per month from church rental.
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
$89,459
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
5.96%
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%
$1,789,180
$1.8M
Cap Rate 7%
$1,277,986
$1.3M
Cap Rate 9%
$993,989
$994.0K
Market Conditions
NOI Build-Up for 6,596 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
$142.5K $21.60/SF
− Vacancy
−$14.7K −$2.22/SF
EGI
$127.8K $19.38/SF
− OpEx
−$38.3K −$5.81/SF
NOI
$89.5K $13.56/SF
Area
Rochester, NY
Vacancy
10.30%
Lease Rate
$21.60 /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%
$1,789,180
Cap Rate 7%
$1,277,986
Cap Rate 9%
$993,989
Alternative Uses
Best Use
Retail
$1.28M
$1.12M – $1.49M
NOI $89,459 @ 7.0% cap · market cap 5.96%
Second Best
Industrial
$961.1K
$840.9K – $1.12M
NOI $67,274 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$1.81M
$1.58M – $2.11M
NOI $126,485 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
913
Businesses Nearby
15k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
6,712 visits/mo
0.1 miles
Exxon
Shops & Services
4,292 visits/mo
0.4 miles
Mobil
Shops & Services
4,155 visits/mo
0.3 miles
Demographics for 14605, NY
12,172
Population
5,141
Households
2.4
Avg Household Size
31
Median Age
12%
College-Educated
69%
High-School Grad
1.8 sq mi
ZIP Area
6,762
Density / Sq Mi
$23,255
Median Household Income
$27,571
Median Earnings
$815
Median Rent
$81,000
Median Home Value
Market
Vacancy Rate% for Retail in Rochester, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Auto shop - Profitable auto shop with additional income from church rental.
Where is this auto shop located?
The property is located at 236-238 Portland Ave Rochester, NY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Existing business with gross monthly income of $7500 to $8500.; Sale includes all tools, machines, and inventory.; Additional income of $1200 per month from church rental.
