Corner Auto Service
For Sale
Contact for pricing
1803 Lyell Ave, Rochester, NY 14606
C-2 automotive property with service bays, customer reception space, and multiple curb cuts for convenient vehicle access.
Property Size1,350 SF
Lot Size0.49 Acres
Price / SF$185.11
Days on Market139
Property Features for 1803 Lyell Ave
General Information
Standard status
Active
Size
1,350 SF
Class
C
Lot size
0.49 Acres
Property subtype
Special Purpose
Zoning
C-2
Investment Type
Value Add
Additional Details
Road Access
Yes
Service Bays
2
Amenities
customer reception area
three curb cuts
Building Details
Year Built
1955
Buildings
1
Units
1
Listing Agency:
Coldwell Banker Commercial Custom Realty
Listed By:
Nicholas Torpey · License #10401387019
Source:
Crexi
Added: Apr 14
Changed: Aug 29
Last Checked: Aug 29 at 5:38PM
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 Coldwell Banker Commercial Custom Realty
Investment Insights
Based on property information with market context.
This 1,350-square-foot auto service building occupies a .49-acre corner lot at Lyell Ave and Alvanar Rd. Built in 1955, the property includes two bay doors and a customer reception area, with an oversized site that provides land for expansion, reconfiguration, or redevelopment. The sale is offered as-is.
Access is supported by three curb cuts, including two directly on Lyell Ave. The property fronts a major Rochester arterial and sits within an established commercial area surrounded by auto dealers, light industrial businesses, and service-oriented retail. C-2 zoning and the existing automotive improvements support continued service use, while the corner configuration and excess land accommodate broader commercial planning options identified for the site.
Access is supported by three curb cuts, including two directly on Lyell Ave. The property fronts a major Rochester arterial and sits within an established commercial area surrounded by auto dealers, light industrial businesses, and service-oriented retail. C-2 zoning and the existing automotive improvements support continued service use, while the corner configuration and excess land accommodate broader commercial planning options identified for the site.
Key Highlights
- .49‑acre corner lot at Lyell Ave and Alvanar Rd
- 1,350 SF auto service building built in 1955
- Two bay doors and customer reception area
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
$18,310
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
7.33%
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%
$366,200
$366.2K
Cap Rate 7%
$261,571
$261.6K
Cap Rate 9%
$203,444
$203.4K
Market Conditions
NOI Build-Up for 1,350 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
$29.2K $21.60/SF
− Vacancy
−$3.0K −$2.22/SF
EGI
$26.2K $19.38/SF
− OpEx
−$7.8K −$5.81/SF
NOI
$18.3K $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%
$366,200
Cap Rate 7%
$261,571
Cap Rate 9%
$203,444
Alternative Uses
Best Use
Retail
$261.6K
$228.9K – $305.2K
NOI $18,310 @ 7.0% cap · market cap 7.33%
Second Best
Industrial
$196.7K
$172.1K – $229.5K
NOI $13,769 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$369.8K
$323.6K – $431.5K
NOI $25,888 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Service bays
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
445
Businesses Nearby
10k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 90%
Hotels & Casinos 10%
Mobil
Shops & Services
7,017 visits/mo
0.2 miles
Penske Truck Rental
Shops & Services
1,207 visits/mo
0.5 miles
Quality Inn
Hotels & Casinos
935 visits/mo
0.2 miles
Gerber Collision & Glass
Shops & Services
423 visits/mo
0.2 miles
Demographics for 14606, NY
28,252
Population
11,712
Households
2.4
Avg Household Size
39
Median Age
23%
College-Educated
83%
High-School Grad
9.4 sq mi
ZIP Area
3,006
Density / Sq Mi
$57,287
Median Household Income
$38,682
Median Earnings
$978
Median Rent
$150,500
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 - C-2 automotive property with service bays, customer reception space, and multiple curb cuts for convenient vehicle access.
Where is this auto shop located?
The property is located at 1803 Lyell Ave Rochester, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: .49‑acre corner lot at Lyell Ave and Alvanar Rd; 1,350 SF auto service building built in 1955; Two bay doors and customer reception area
