Three-Bay Auto Shop with
For Sale
$429,900
Pending
8267 Lake Rd, Sodus Point, NY 14555
Established automotive facility with dedicated service areas, customer space, and an attached residential component.
Property Size3,780 SF
Days on Market691
Property Features for 8267 Lake Rd
General Information
Standard status
Pending
Size
3,780 SF
Additional Details
Service Bays
3
Taxes and HOA fees
Annual Taxes
$4,559
Amenities
lift
paint booth
customer waiting area
private office
parts room
attic storage
enclosed porch
hot tub
pole barn
Building Details
Buildings
2
Listing Agency:
DXN Realty LLC
(585) 748-7600
Listed By:
William B. Dixon
(585) 748-7600
Source:
Exprealty
Added: Oct 9, 2024
Changed: Aug 30
Last Checked: Aug 30 at 12:26AM
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 DXN Realty LLC
Investment Insights
Based on property information with market context.
This auto shop includes approximately 3,780 square feet of insulated building area arranged for vehicle and marine repair. The commercial portion provides three separate bays, including a vehicle lift, paint booth, and detailing area, along with a customer waiting area, private office, half bath, parts room, and attic storage. Equipment and inventory are available separately.
The upper level contains a three-bedroom, two-bath residence with an open living and kitchen layout. A refrigerator, stove, washer, and dryer are included, and the enclosed porch has a hot tub with exterior stairs to ground level. A separate 32-by-56-foot pole barn adds two 10-foot-high overhead doors, a concrete floor, and power. The property is within walking distance of beaches, restaurants, shops, and recreational access at Sodus Bay and Lake Ontario.
The upper level contains a three-bedroom, two-bath residence with an open living and kitchen layout. A refrigerator, stove, washer, and dryer are included, and the enclosed porch has a hot tub with exterior stairs to ground level. A separate 32-by-56-foot pole barn adds two 10-foot-high overhead doors, a concrete floor, and power. The property is within walking distance of beaches, restaurants, shops, and recreational access at Sodus Bay and Lake Ontario.
Key Highlights
- Approximately 3,780 square feet of insulated commercial building area
- Three service bays with vehicle lift, paint booth, and detailing area
- Three‑bedroom, two‑bath residence with open living and kitchen layout
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
$38,023
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
8.84%
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%
$760,460
$760.5K
Cap Rate 7%
$543,186
$543.2K
Cap Rate 9%
$422,478
$422.5K
Market Conditions
NOI Build-Up for 3,780 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
$56.7K $15.00/SF
− Vacancy
−$2.4K −$0.63/SF
EGI
$54.3K $14.37/SF
− OpEx
−$16.3K −$4.31/SF
NOI
$38.0K $10.06/SF
Area
Wayne County, NY
Vacancy
4.20%
Lease Rate
$15.00 /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%
$760,460
Cap Rate 7%
$543,186
Cap Rate 9%
$422,478
Alternative Uses
Best Use
Mixed Use
$656.1K
$574.1K – $765.5K
NOI $45,927 @ 7.0% cap · market cap 10.68%
Second Best
Retail
$543.2K
$475.3K – $633.7K
NOI $38,023 @ 7.0% cap · market cap 8.84%
Theoretical Best
Office A
$1.02M
$891.0K – $1.19M
NOI $71,279 @ 7.0% cap · market cap 16.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Service bays
Location Intelligence
Trade Area within ½ mile
79
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14555, NY
934
Population
1,015
Households
0.9
Avg Household Size
59
Median Age
35%
College-Educated
96%
High-School Grad
2.9 sq mi
ZIP Area
322
Density / Sq Mi
$77,500
Median Household Income
$53,333
Median Earnings
$234,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Auto shop - Established automotive facility with dedicated service areas, customer space, and an attached residential component.
Where is this auto shop located?
The property is located at 8267 Lake Rd Sodus Point, NY.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Approximately 3,780 square feet of insulated commercial building area; Three service bays with vehicle lift, paint booth, and detailing area; Three‑bedroom, two‑bath residence with open living and kitchen layout
