Thriving Amish Outlet &
For Sale
$1,800,000
3530-3532 Union St, North Chili, NY 14514
Profitable Amish outlet and gift shop for sale.
Property Size16,343 SF
Lot Size3.54 Acres
Price / SF$112.50
Days on Market163
Property Features for 3530-3532 Union St
General Information
Standard status
Active
Size
16,343 SF
Lot size
3.54 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$10,989
Building Details
Building Size
16,343 SF
Year Built
2000
Stories
2
Units
1
Listing Agency:
Hanna Commercial Real Estate | Central New York Office
(585) 703-0079
Listed By:
Paul J. Schiliro
(585) 703-0079
Source:
Elliman
Added: Mar 11
Changed: Aug 19
Last Checked: Aug 20 at 7:24AM
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 Hanna Commercial Real Estate | Central New York Office
Investment Insights
Based on property information with market context.
This is an opportunity to purchase an award-winning Amish Outlet & Gift Shop, established 25 years ago. The business features an indoor showroom and an outdoor display area showcasing handcrafted Amish furniture, playsets, gazebos, sheds, lawn decor, and gifts. The business has been voted “Best in Rochester,” and is known as a source for solid wood furniture and outdoor structures. The business operates seven days a week. The offering includes the business name and equipment, goodwill, vendor relationships, and the company’s website, as well as the real estate. The real estate consists of a 3.5-acre corner lot comprising two parcels, with an approximately 16,000-square-foot building that includes a loading dock and drive-in door. Inventory will be conveyed at the owner’s cost. The property is located near the Interstate 490 exit, providing visibility and access. The property is zoned General Commercial, allowing for additional uses. The business has multiple revenue streams and room to grow into e-commerce. Owner transition services are available to facilitate a smooth changeover. Financial details are available to serious buyers under confidentiality.
Key Highlights
- Thriving Amish Outlet & Gift Shop with 25‑year history and strong reputation.
- Includes real estate: 3.5‑acre corner lot with a 16,000‑square‑foot building, loading dock, and drive‑in door.
- Turnkey business opportunity:** includes business name, equipment, goodwill, vendor relationships, and website.
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
$155,400
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
8.63%
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%
$3,108,000
$3.1M
Cap Rate 7%
$2,220,000
$2.2M
Cap Rate 9%
$1,726,667
$1.7M
Market Conditions
NOI Build-Up for 16,000 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
$240.0K $15.00/SF
− Vacancy
−$18.0K −$1.13/SF
EGI
$222.0K $13.88/SF
− OpEx
−$66.6K −$4.16/SF
NOI
$155.4K $9.71/SF
Area
Monroe County, NY
Vacancy
7.50%
Lease Rate
$15.00 /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%
$3,108,000
Cap Rate 7%
$2,220,000
Cap Rate 9%
$1,726,667
Alternative Uses
Best Use
Retail
$2.22M
$1.94M – $2.59M
NOI $155,400 @ 7.0% cap · market cap 8.63%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.07M
$2.69M – $3.58M
NOI $215,006 @ 7.0% cap · market cap 11.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14514, NY
6,734
Population
2,715
Households
2.5
Avg Household Size
40
Median Age
42%
College-Educated
97%
High-School Grad
5.6 sq mi
ZIP Area
1,203
Density / Sq Mi
$80,453
Median Household Income
$55,400
Median Earnings
$1,507
Median Rent
$217,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Profitable Amish outlet and gift shop for sale.
Where is this storefront property located?
The property is located at 3530-3532 Union St North Chili, NY.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Thriving Amish Outlet & Gift Shop with 25‑year history and strong reputation.; Includes real estate: 3.5‑acre corner lot with a 16,000‑square‑foot building, loading dock, and drive‑in door.; Turnkey business opportunity:** includes business name, equipment, goodwill, vendor relationships, and website.
