Renovated Mixed-Use
For Sale
$749,900
2264 Clifford Avenue, Rochester, NY 14609
Two commercial units combine restaurant infrastructure with a flexible retail or office component.
Property Size5,616 SF
Price / SF$133.53
Days on Market48
Property Features for 2264 Clifford Avenue
General Information
Standard status
Active
Size
5,616 SF
Property subtype
CommercialLease
Listing Agency:
R Realty Rochester LLC
(585) 888-4002
Listed By:
Damaris Rivera
(585) 888-4002
Source:
Nicholcityrealty
Added: Jul 14
Changed: Aug 29
Last Checked: Aug 29 at 5:59PM
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 R Realty Rochester LLC
Investment Insights
Based on property information with market context.
This 5,616-square-foot mixed-use property contains two commercial spaces within a single building. One unit is configured as a restaurant with a fully renovated interior, state-of-the-art lighting and sound systems, and a commercial kitchen. The second unit is currently arranged for print-shop use, while retail and office uses are permitted.
Located at 2264 Clifford Avenue in Rochester, New York, the property offers a combination of restaurant improvements and a separately configured commercial unit. The two-space layout supports multiple operating or occupancy arrangements within one building.
Located at 2264 Clifford Avenue in Rochester, New York, the property offers a combination of restaurant improvements and a separately configured commercial unit. The two-space layout supports multiple operating or occupancy arrangements within one building.
Key Highlights
- Two commercial spaces occupy one building
- 5,616‑square‑foot mixed‑use property
- Renovated restaurant unit with commercial kitchen
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
$68,234
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
9.10%
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%
$1,364,680
$1.4M
Cap Rate 7%
$974,771
$974.8K
Cap Rate 9%
$758,156
$758.2K
Market Conditions
NOI Build-Up for 5,616 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
$121.3K $21.60/SF
− Vacancy
−$12.1K −$2.16/SF
EGI
$109.2K $19.44/SF
− OpEx
−$40.9K −$7.29/SF
NOI
$68.2K $12.15/SF
Area
Rochester, NY
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,364,680
Cap Rate 7%
$974,771
Cap Rate 9%
$758,156
Alternative Uses
Best Use
Specialty Retail
$1.17M
$1.02M – $1.36M
NOI $81,608 @ 7.0% cap · market cap 10.88%
Second Best
Mixed Use
$974.8K
$852.9K – $1.14M
NOI $68,234 @ 7.0% cap · market cap 9.10%
Theoretical Best
Office A
$1.54M
$1.35M – $1.79M
NOI $107,692 @ 7.0% cap · market cap 14.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
433
Businesses Nearby
6k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Krispy Krunchy Chicken
Dining
4,269 visits/mo
0.5 miles
Domino's Pizza
Dining
1,774 visits/mo
0.2 miles
Demographics for 14609, NY
41,329
Population
19,404
Households
2.1
Avg Household Size
37
Median Age
33%
College-Educated
88%
High-School Grad
7.4 sq mi
ZIP Area
5,585
Density / Sq Mi
$61,933
Median Household Income
$42,046
Median Earnings
$1,122
Median Rent
$144,500
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?
Mixed-use property - Two commercial units combine restaurant infrastructure with a flexible retail or office component.
Where is this mixed-use property located?
The property is located at 2264 Clifford Avenue Rochester, NY.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Two commercial spaces occupy one building; 5,616‑square‑foot mixed‑use property; Renovated restaurant unit with commercial kitchen
