Renovated Restaurant
For Sale
$750,000
211 W Ridge Road, Rochester, NY 14615
C-3-zoned property with substantial building upgrades and flexible food, beverage, retail, and service-use potential.
Property Size3,200 SF
Price / SF$234.38
Days on Market53
Property Features for 211 W Ridge Road
General Information
Standard status
Active
Size
3,200 SF
Total Parking Spaces
8
Property subtype
CommercialLease
Zoning
C-3
Property Condition
Severity
Repairs Needed
Evidence
final cosmetic touches
Site & Location
Traffic Count
20,000 vehicles/day
Highway Access
Yes
Utilities to Site
Yes
Building Details
Year Renovated
2025
Buildings
1
Listing Agency:
Howard Hanna
(585) 857-6129
Listed By:
Diane M Bacon · License #10301214868
(585) 857-6129
Source:
Nicholcityrealty
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 30 at 5:46PM
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 Howard Hanna
Investment Insights
Based on property information with market context.
This conventional restaurant property includes approximately 3,200 square feet on the main level plus an approximately 1,000-square-foot basement suited to storage or food preparation. Exterior work completed in 2023 included a new roof, framing, electrical service, plumbing, and storefront glass. Interior improvements completed in October 2025 added restrooms, drywall, lighting, and electrical upgrades.
The building is directly across the street from Kodak Theater & Performing Arts Center and records traffic of 20,000+ cars daily. Access to I-390, I-490, and I-590 is available within minutes. C-3 zoning supports uses identified in the source, including general retail, wine bar, brewery, distillery, liquor store, Green Zone business, salon, office, and bakery. The site has 8 parking spots, with additional parking available on Palm Street and potential access to spaces in the adjacent Kodak lot.
The building is directly across the street from Kodak Theater & Performing Arts Center and records traffic of 20,000+ cars daily. Access to I-390, I-490, and I-590 is available within minutes. C-3 zoning supports uses identified in the source, including general retail, wine bar, brewery, distillery, liquor store, Green Zone business, salon, office, and bakery. The site has 8 parking spots, with additional parking available on Palm Street and potential access to spaces in the adjacent Kodak lot.
Key Highlights
- Approximately 3,200 SF main level plus approximately 1,000 SF basement
- Exterior renovations completed in 2023, including roof, framing, 400‑amp electrical service, plumbing, and storefront glass
- Interior renovations completed in October 2025
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
$46,500
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
6.20%
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%
$930,000
$930.0K
Cap Rate 7%
$664,286
$664.3K
Cap Rate 9%
$516,667
$516.7K
Market Conditions
NOI Build-Up for 3,200 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
$69.1K $21.60/SF
− Vacancy
−$7.1K −$2.22/SF
EGI
$62.0K $19.38/SF
− OpEx
−$15.5K −$4.84/SF
NOI
$46.5K $14.53/SF
Area
Rochester, NY
Vacancy
10.30%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$930,000
Cap Rate 7%
$664,286
Cap Rate 9%
$516,667
Alternative Uses
Best Use
Specialty Retail
$664.3K
$581.3K – $775.0K
NOI $46,500 @ 7.0% cap · market cap 6.20%
Second Best
Retail
$620.0K
$542.5K – $723.3K
NOI $43,400 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$876.6K
$767.0K – $1.02M
NOI $61,363 @ 7.0% cap · market cap 8.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20,000 VPD
Traffic count
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
562
Businesses Nearby
24k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 66%
Dining 34%
Mobil
Shops & Services
9,166 visits/mo
0.3 miles
Tim Hortons
Dining
8,292 visits/mo
0.2 miles
ESL Federal Credit Union
Shops & Services
3,783 visits/mo
0.4 miles
Firestone Complete Auto Care
Shops & Services
2,129 visits/mo
0.5 miles
Liberty Tax
Shops & Services
455 visits/mo
0.3 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?
Conventional restaurant - C-3-zoned property with substantial building upgrades and flexible food, beverage, retail, and service-use potential.
Where is this conventional restaurant located?
The property is located at 211 W Ridge Road Rochester, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Approximately 3,200 SF main level plus approximately 1,000 SF basement; Exterior renovations completed in 2023, including roof, framing, 400‑amp electrical service, plumbing, and storefront glass; Interior renovations completed in October 2025
