Two-Story Mixed-Use
For Sale
Contact for pricing
Pending
363 S Goodman St, Rochester, NY 14607
C-2-zoned property configured for dining and entertainment across two levels with on-site parking.
Property Size4,630 SF
Days on Market459
Property Features for 363 S Goodman St
General Information
Standard status
Pending
Size
4,630 SF
Class
A
Total Parking Spaces
25
Property subtype
Mixed Use, Retail
Zoning
C-2
Occupancy
100%
Net Operating Income
$250,000
Building Details
Year Built
1904
Year Renovated
2018
Buildings
1
Stories
2
Units
1
Listing Agency:
ADVENT REALTY GROUP
(585) 402-6465
Listed By:
Jose DaSilva · License #10311204532
Source:
Crexi
Added: May 29, 2025
Changed: Aug 29
Last Checked: Aug 29 at 4:26PM
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 ADVENT REALTY GROUP
Investment Insights
Based on property information with market context.
This 4,630-square-foot mixed-use property dates to 1904 and is arranged across two floors for dining and entertainment uses. The existing configuration includes restaurant and nightclub functions, supported by a substantial on-site parking area.
Located at 363 S Goodman St in Rochester, the property is within the Monroe Ave District. C-2 zoning provides the stated land-use designation for the site.
Located at 363 S Goodman St in Rochester, the property is within the Monroe Ave District. C-2 zoning provides the stated land-use designation for the site.
Key Highlights
- 4,630‑square‑foot mixed‑use property
- Two floors configured for dining and entertainment
- Existing restaurant and nightclub functions
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
$67,280
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
6.74%
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%
$1,345,600
$1.3M
Cap Rate 7%
$961,143
$961.1K
Cap Rate 9%
$747,556
$747.6K
Market Conditions
NOI Build-Up for 4,630 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
$100.0K $21.60/SF
− Vacancy
−$10.3K −$2.22/SF
EGI
$89.7K $19.38/SF
− OpEx
−$22.4K −$4.84/SF
NOI
$67.3K $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%
$1,345,600
Cap Rate 7%
$961,143
Cap Rate 9%
$747,556
Alternative Uses
Best Use
Specialty Retail
$961.1K
$841.0K – $1.12M
NOI $67,280 @ 7.0% cap · market cap 6.74%
Second Best
Mixed Use
$803.6K
$703.2K – $937.6K
NOI $56,255 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,785 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,272
Businesses Nearby
136k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 39%
Hotels & Casinos 8%
Home Improvements & Furnishings 3%
McDonald's
Dining
31,020 visits/mo
0.1 miles
Dunkin' Donuts
Dining
16,744 visits/mo
0.3 miles
Burger King
Dining
13,699 visits/mo
0.2 miles
Speedway
Shops & Services
11,749 visits/mo
0.4 miles
Hampton Inn
Hotels & Casinos
10,290 visits/mo
0.5 miles
Demographics for 14607, NY
16,298
Population
11,971
Households
1.4
Avg Household Size
32
Median Age
60%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
9,587
Density / Sq Mi
$56,270
Median Household Income
$44,018
Median Earnings
$1,129
Median Rent
$304,100
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 - C-2-zoned property configured for dining and entertainment across two levels with on-site parking.
Where is this mixed-use property located?
The property is located at 363 S Goodman St Rochester, NY.
What is the asking price?
The asking price for this property is $998,000.
What are key features of this property?
This property features: 4,630‑square‑foot mixed‑use property; Two floors configured for dining and entertainment; Existing restaurant and nightclub functions
