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    1456 - 1464 Dewey Avenue Rochester, NY 14615

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    Pending
    $389,900

    SINGLE_FAMILY - Rochester, NY

    Type:Office
    Property size:
    7,883 SF
    Lot size:
    0.18 Acres
    Added:
    Apr 11, 2025
    Days on Market:
    387
    Last Refresh:
    May 2 at 12:06 pm

    Property Features for 1456 - 1464 Dewey Avenue

    General Information

    Property type
    Residential
    Property subtype
    Office
    Zoning
    C-2
    Parking
    10
    Standard status
    Pending
    APN
    261400-090-500-0001-007-000-0000
    Size
    7,883 SF
    Lot size
    0.18 Acres

    Taxes and HOA fees

    Tax Annual Amount
    7865

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas

    Building Details

    Year built
    1915
    Floors in Building
    2
    Building materials
    Block
    Roof type
    Membrane, Rubber, Flat

    We can help!

    Listing Contact
    Michael Giunta

    Listing agent Michael Giunta License #10401371548

    Listing office Keller Williams Realty Greater Rochester 1770 Long Pond Road, Rochester, NY

    Listing date Apr 11, 2025

    MLS# R1599292

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Mixed-Use Building with Income Potential

    This fully occupied 6-unit mixed-use building in Rochester, NY, generates approximately $4,900 per month in rental income and offers strong upside potential. The property, situated on a 0.18-acre lot, features three commercial storefronts and three 2-bedroom apartments, totaling 7,883 square feet. The commercial spaces are leased to a t-shirt and apparel shop ($500/month), a recently rented unit at $1,200/month, and a barber shop/salon ($800/month). Each of the three apartments is rented for $800/month to long-term tenants. All units are separately metered. The building has been updated with new siding, reducing future maintenance needs. The commercial rents are currently below market, presenting an opportunity to increase income. The Certificate of Occupancy is valid through August 2025, making this a solid, income-producing investment with long-term growth potential. The property is zoned C-2.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.638659
    Latitude
    43.193521

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    FAQs

    What type of property is this?
    Mixed-use property - Fully occupied 6-unit building with commercial and residential spaces.
    Where is this mixed-use property located?
    The property is located at 1456 - 1464 Dewey Avenue Rochester, NY.
    What is the asking price?
    The asking price for this property is $389,900.
    What are key features of this property?
    This property features: Generates approximately $4,900/month in rental income.; Strong upside potential due to below‑market commercial rents.; Fully occupied with a mix of commercial and residential tenants.
    (585) 217-6947
    We can help!
    Listing Contact
    Michael Giunta
    Real Estate License ID: 10401371548
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    1456 - 1464 Dewey Avenue, Rochester, NY 14615

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