Building Details

Building Size 3,613 SF

Year Built 1955

Stories 1

Listing Agency: Real Broker NY LLC

Listed By: Khem Kadariya · License #10401333851 Show Phone

Source: Elliman

Added: May 9 Changed: Sep 3 Last Checked: Sep 7 at 9:32AM

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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 Real Broker NY LLC

Investment Insights

Based on property information with market context.

This established restaurant/bar property is being offered for sale with real estate included. The interior layout supports full-service dining with designated seating areas, a bar service area, and a functional kitchen configuration and service flow. The sale includes a fully equipped setup with furnishings, fixtures, equipment, and a full-service bar in place. The building has been maintained and includes updates completed in 2016. A full basement provides approximately 2,595 square feet for storage or operational space.

The site is positioned along a high-visibility corridor with convenient access to major roadways and includes ample on-site parking. The property also includes 3.61 acres of land, offering space for potential expansion or adaptation to other permitted uses, subject to local approvals.

Additional nearby context referenced in the remarks includes proximity to Scottsville, Rochester Institute of Technology, and Greater Rochester International Airport. Opportunity is available to continue the current restaurant use or adapt the property to other permitted business types, subject to approval.

Key Highlights

• Established operating Indian restaurant/bar at 2771 Scottsville Road with fully equipped setup included
• Building updates completed in 2016; maintained and currently configured for full‑service dining with kitchen and bar service area
• Full‑service bar included, along with furnishings, fixtures, and equipment included with the sale

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

$48,551

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

7.47%

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%

$971,020 $971.0K

Cap Rate 7%

$693,586 $693.6K

Cap Rate 9%

$539,456 $539.5K

Market Conditions

NOI Build-Up for 3,613 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

$68.5K $18.96/SF

− Vacancy

−$3.8K −$1.04/SF

EGI

$64.7K $17.92/SF

− OpEx

−$16.2K −$4.48/SF

NOI

$48.6K $13.44/SF

Area

Monroe County, NY

Vacancy

5.50%

Lease Rate

$18.96 /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%

$971,020

Cap Rate 7%

$693,586

Cap Rate 9%

$539,456

Alternative Uses

Best Use

Specialty Retail

$693.6K

$606.9K – $809.2K (±1% cap)

NOI $48,551 @ 7.0% cap · market cap 7.47%

Second Best

—

—

no second resolved use

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Greenway Grille and Bar Take-out & Catering

Suggested Use

Top Pick Real Estate Agency Building Supply Auto Repair Shop Auto Parts Store Restaurant Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

38

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 14546, NY

4,872

Population

2,225

Households

2.2

Avg Household Size

42

Median Age

42%

College-Educated

98%

High-School Grad

36.1 sq mi

ZIP Area

135

Density / Sq Mi

$82,578

Median Household Income

$46,206

Median Earnings

$1,260

Median Rent

$173,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Conventional restaurant - Operating restaurant property with a fully equipped kitchen, furnishings, fixtures, equipment, and full-service bar included.

Where is this conventional restaurant located?

The property is located at 2771 Scottsville Rd Scottsville, NY.

What is the asking price?

The asking price for this property is $649,900.

What are key features of this property?

This property features: Established operating Indian restaurant/bar at 2771 Scottsville Road with fully equipped setup included; Building updates completed in 2016; maintained and currently configured for full‑service dining with kitchen and bar service area; Full‑service bar included, along with furnishings, fixtures, and equipment included with the sale