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    Restaurant/Bar Property on 3.61 Acres Title is generated by Realmo AI

    2771 Scottsville Road, Scottsville, NY 14546

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    Claim this Listing
    For Sale
    $649,900

    COMMERCIAL - Scottsville, NY

    Property size:
    3,613 SF
    Lot size:
    3.61 Acres
    Price / SF:
    $179/SF
    Added:
    Apr 30, 2026
    Days on Market:
    23
    Last Refresh:
    May 22 at 5:06 pm

    Property Features for 2771 Scottsville Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Rooms
    Basement
    Parking
    64
    Parking features
    Paved or Surfaced
    Standard status
    Active
    APN
    262200-187-020-0001-042-100
    Size
    3,613 SF
    Lot size
    3.61 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5631

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    1955
    Floors in Building
    1
    Building materials
    Brick, Block
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Khem Kadariya

    Listing agent Khem Kadariya License #10401333851

    Listing office Real Broker NY LLC 333 Metro Park Ste N-201 N A-Bay, New york, NY

    Listing date Apr 30, 2026

    MLS# R1677809

    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.

    HighLights

    • Established restaurant/bar business, land, and building for sale with real estate included.
    • High‑visibility location on Scottsville Road with convenient access to major roadways.
    • Fully equipped restaurant setup, including furnishings, fixtures, equipment, and a full‑service bar.
    • 3.61 acres of land offering potential for expansion or alternative uses (subject to approvals).
    • Ample on‑site parking and strong exposure near Scottsville, RIT, and the airport.
    • Full basement with approximately 2,595 square feet of storage or operational space.

    Overview

    This commercial property, located at 2771 Scottsville Road in Scottsville, NY, includes the building, land, and business for sale. The property is situated along a high-visibility corridor with convenient access to major roadways. Currently operating as an Indian restaurant, the established restaurant/bar property includes a fully equipped setup with furnishings, fixtures, equipment, and a full-service bar. Updates were completed in 2016. The interior layout supports full-service dining with a functional kitchen configuration, designated seating areas, a bar service area, and efficient service flow. The property sits on 3.61 acres, providing additional land area for potential expansion or alternative permitted uses, subject to local approvals. A full basement offers approximately 2,595 square feet of storage or operational space. The 3,613 square foot site includes ample on-site parking and strong exposure, with proximity to Scottsville, Rochester Institute of Technology, and Greater Rochester International Airport. The longstanding operation reflects a consistent commercial presence. It offers an opportunity for continued restaurant use or adaptation to other permitted business types. The property has commercial zoning.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $539.5K
    NOI $48,551 @ 9.00% cap · cautious / downside scenario
    Moderate
    $693.6K
    NOI $48,551 @ 7.00% cap · market / base-case scenario
    Aggressive
    $971.0K
    NOI $48,551 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $68.5k $18.96
    − Vacancy −$3.8k −$1.04
    EGI $64.7k $17.92
    − OpEx −$16.2k −$4.48
    NOI $48.6k $13.44
    3,613 SF · lease $18.96/SF/yr · vacancy 5.50% · expense 25.00%

    Alternative Use Scenarios

    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 local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Greenway Grille and Bar Take-out & Catering

    Suggested Use

    Restaurant Real Estate Agency Building Supply Auto Repair Shop Auto Parts Store Pharmacy Department Store Kitchen & Bath Showroom Food Market Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Scottsville
    County
    Monroe
    State
    New York
    Longitude
    -77.73698
    Latitude
    43.037756

    FAQs

    What type of property is this?
    Conventional restaurant - Established restaurant/bar with land for sale in Scottsville, NY.
    Where is this conventional restaurant located?
    The property is located at 2771 Scottsville Road 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 restaurant/bar business, land, and building for sale with real estate included.; **High‑visibility location on Scottsville Road** with convenient access to major roadways.; **Fully equipped restaurant setup**, including furnishings, fixtures, equipment, and a full‑service bar.
    (585) 270-4073
    We can help!
    Listing Contact
    Khem Kadariya
    Real Estate License ID: 10401333851
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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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