Highly Visible Retail
For Sale
$425,000
3811 Dewey Ave, Rochester, NY 14616
Storefront property on a major commercial corridor with strong visibility and traffic, suitable for multiple retail and service uses.
Property Size1,376 SF
Days on Market42
Property Features for 3811 Dewey Ave
General Information
Standard status
Active
Size
1,376 SF
Property subtype
Retail
Building Details
Building Size
1,376 SF
Year Built
1952
Listing Agency:
Caliber Commercial Brokerage
Listed By:
Luke S. Barney · License #NY #10401381348
(607) 205-0253
Source:
Caliberbrokerage
Added: Jul 26
Changed: Aug 26
Last Checked: Sep 5 at 3:50AM
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 Caliber Commercial Brokerage
Investment Insights
Based on property information with market context.
3811 Dewey Avenue is a highly visible storefront property offered for sale, featuring flexible site layout characteristics that support a range of commercial uses. The property is described as well-positioned for retail, office, medical, service, or restaurant activity.
The address is located along one of Greece’s primary commercial corridors, with the listing noting strong daily traffic counts and immediate access to a dense surrounding residential population, supporting walk-by and drive-by exposure.
The property is also described as having mixed-use zoning, which may allow for repositioning and redevelopment options depending on approvals. This configuration is intended to appeal to owner-users, investors, and developers looking for flexibility on an established corridor.
The address is located along one of Greece’s primary commercial corridors, with the listing noting strong daily traffic counts and immediate access to a dense surrounding residential population, supporting walk-by and drive-by exposure.
The property is also described as having mixed-use zoning, which may allow for repositioning and redevelopment options depending on approvals. This configuration is intended to appeal to owner-users, investors, and developers looking for flexibility on an established corridor.
Key Highlights
- Storefront property on a major commercial corridor (Dewey Avenue) with strong visibility and daily traffic counts
- Built in 1952
- Mixed‑use zoning and flexible site layout offer multiple redevelopment/repositioning possibilities
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
$18,662
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
4.39%
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%
$373,240
$373.2K
Cap Rate 7%
$266,600
$266.6K
Cap Rate 9%
$207,356
$207.4K
Market Conditions
NOI Build-Up for 1,376 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
$29.7K $21.60/SF
− Vacancy
−$3.1K −$2.22/SF
EGI
$26.7K $19.38/SF
− OpEx
−$8.0K −$5.81/SF
NOI
$18.7K $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%
$373,240
Cap Rate 7%
$266,600
Cap Rate 9%
$207,356
Alternative Uses
Best Use
Retail
$266.6K
$233.3K – $311.0K
NOI $18,662 @ 7.0% cap · market cap 4.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$376.9K
$329.8K – $439.8K
NOI $26,386 @ 7.0% cap · market cap 6.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
262
Businesses Nearby
289k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 38%
Dining 31%
Shops & Services 24%
Electronics 3%
Walmart
Superstores
92,803 visits/mo
0.1 miles
McDonald's
Dining
33,657 visits/mo
0.1 miles
Dollar Tree
Shops & Services
24,641 visits/mo
0.0 miles
Big Lots
Superstores
17,040 visits/mo
0.2 miles
Wendy's
Dining
14,732 visits/mo
0.1 miles
Demographics for 14616, NY
27,946
Population
12,281
Households
2.3
Avg Household Size
40
Median Age
24%
College-Educated
90%
High-School Grad
5.9 sq mi
ZIP Area
4,737
Density / Sq Mi
$62,564
Median Household Income
$41,646
Median Earnings
$1,087
Median Rent
$136,100
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?
Storefront property - Storefront property on a major commercial corridor with strong visibility and traffic, suitable for multiple retail and service uses.
Where is this storefront property located?
The property is located at 3811 Dewey Ave Rochester, NY.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Storefront property on a major commercial corridor (Dewey Avenue) with strong visibility and daily traffic counts; Built in 1952; Mixed‑use zoning and flexible site layout offer multiple redevelopment/repositioning possibilities
