High-Traffic Commercial Property on
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135 W Ridge Rd, Rochester, NY 14615
Retail/office space with high visibility and flexible zoning.
Property Size2,304 SF
Price / SF$147.53
Days on Market156
Property Features for 135 W Ridge Rd
General Information
Standard status
Active
Size
2,304 SF
Property subtype
Office, Retail
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 217-6947
Listed By:
Christopher McCarthy · License #NY 10401310111
Source:
Crexi
Added: Mar 18
Changed: Jul 6
Last Checked: Aug 20 at 4:28AM
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 Keller Williams Realty Greater Rochester
Investment Insights
Based on property information with market context.
This commercial property is located on highly trafficked W Ridge Road, offering visibility and exposure with traffic counts exceeding 20,000 vehicles per day. The property is suitable for an owner-user or investor seeking a presence along one of Rochester’s primary commercial corridors. The flexible zoning allows for a variety of uses including retail, office, and service-based businesses. The property features frontage, easy access, and signage potential, positioning it for businesses looking to capitalize on traffic and exposure. The property size is 2304 square feet.
Key Highlights
- High traffic location on W Ridge Road (20,000+ vehicles per day) provides exceptional visibility and exposure.
- Flexible zoning allows for a variety of retail, office, and service‑based businesses.
- Strong frontage and easy access for customers.
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
$31,248
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
9.19%
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%
$624,960
$625.0K
Cap Rate 7%
$446,400
$446.4K
Cap Rate 9%
$347,200
$347.2K
Market Conditions
NOI Build-Up for 2,304 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
$49.8K $21.60/SF
− Vacancy
−$5.1K −$2.22/SF
EGI
$44.6K $19.38/SF
− OpEx
−$13.4K −$5.81/SF
NOI
$31.2K $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%
$624,960
Cap Rate 7%
$446,400
Cap Rate 9%
$347,200
Alternative Uses
Best Use
Retail
$446.4K
$390.6K – $520.8K
NOI $31,248 @ 7.0% cap · market cap 9.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$631.2K
$552.3K – $736.4K
NOI $44,182 @ 7.0% cap · market cap 13.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
533
Businesses Nearby
22k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 62%
Dining 38%
Mobil
Shops & Services
9,166 visits/mo
0.2 miles
Tim Hortons
Dining
8,292 visits/mo
0.2 miles
ESL Federal Credit Union
Shops & Services
3,783 visits/mo
0.3 miles
Liberty Tax
Shops & Services
455 visits/mo
0.5 miles
Demographics for 14615, NY
16,862
Population
8,258
Households
2
Avg Household Size
36
Median Age
21%
College-Educated
90%
High-School Grad
5.9 sq mi
ZIP Area
2,858
Density / Sq Mi
$53,150
Median Household Income
$37,895
Median Earnings
$1,065
Median Rent
$121,900
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?
Retail space - Retail/office space with high visibility and flexible zoning.
Where is this retail space located?
The property is located at 135 W Ridge Rd Rochester, NY.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: High traffic location on W Ridge Road (20,000+ vehicles per day) provides exceptional visibility and exposure.; Flexible zoning allows for a variety of retail, office, and service‑based businesses.; Strong frontage and easy access for customers.
