Five-Bay Auto
New
For Sale
$750,000
370 Mount Read Boulevard, Rochester, NY 14611
CommercialSale, Rochester, NY
Property Size2,241 SF
Lot Size0.28 Acres
Price / SF$334.67
Days on Market2
Property Features for 370 Mount Read Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R1
Zoning description
Residential 1 Unit
Parking
25
Parking features
Paved or Surfaced
Subdivision
John Mason Subn
Lot features
Rectangular, Rectangular Lot
Elementary school district
Rochester
Middle school district
Rochester
High school district
Rochester
Directions
Route 490 at the exit of Mt Read Blvd.
Standard status
Active
APN
261400-105-780-0002-050-001-0000
Size
2,241 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
4131
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Natural Gas
Water source
Public
Amenities
soaring ceilings
bright workspaces
dedicated office
customer waiting area
Building Details
Year built
1960
Floors in Building
1
Flooring type
Concrete
Building materials
Block
Roof type
Flat
Listing Agency:
Empire Realty Group
(585) 347-4900
Listed By:
Daniela Polidor · License #10401247065
(585) 474-5677
Added: Sep 21
Changed: Sep 22
Last Checked: Sep 22 at 3:06PM
MLS# R1715642
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.
Investment Insights
Based on property information with market context.
This 2,241-square-foot automotive service property occupies 0.2813 acres and was built in 1960. The block building has a practical repair layout with five bays, multiple automotive lifts, a dedicated office, customer waiting area, concrete flooring, and high ceilings. A professional spray paint booth is also included. Heating is provided by radiant and natural gas systems, while the property has a flat roof and paved parking.
Located at 370 Mount Read Boulevard in Rochester, the site is positioned on a corner lot. Public water and public sewer serve the property. The existing automotive business is not included in the real estate offering but is available separately, providing an option for a purchaser seeking the facility and business together.
Located at 370 Mount Read Boulevard in Rochester, the site is positioned on a corner lot. Public water and public sewer serve the property. The existing automotive business is not included in the real estate offering but is available separately, providing an option for a purchaser seeking the facility and business together.
Key Highlights
- 2,241 square feet on 0.2813 acres
- Five‑bay automotive service and repair layout
- Automotive lifts and professional spray paint booth included
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
$30,394
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
4.05%
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%
$607,880
$607.9K
Cap Rate 7%
$434,200
$434.2K
Cap Rate 9%
$337,711
$337.7K
Market Conditions
NOI Build-Up for 2,241 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
$48.4K $21.60/SF
− Vacancy
−$5.0K −$2.22/SF
EGI
$43.4K $19.38/SF
− OpEx
−$13.0K −$5.81/SF
NOI
$30.4K $13.56/SF
Area
Rochester, NY
Vacancy
10.30%
Lease Rate
$21.60 /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%
$607,880
Cap Rate 7%
$434,200
Cap Rate 9%
$337,711
Alternative Uses
Best Use
Retail
$434.2K
$379.9K – $506.6K
NOI $30,394 @ 7.0% cap · market cap 4.05%
Second Best
Industrial
$326.5K
$285.7K – $381.0K
NOI $22,857 @ 7.0% cap · market cap 3.05%
Theoretical Best
Office A
$613.9K
$537.2K – $716.2K
NOI $42,973 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Service bays
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
745
Businesses Nearby
47k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 89%
Apparel 7%
Dining 5%
Family Dollar
Shops & Services
9,308 visits/mo
0.5 miles
Sunoco
Shops & Services
8,953 visits/mo
0.5 miles
Valero Energy
Shops & Services
6,286 visits/mo
0.5 miles
Exxon
Shops & Services
5,742 visits/mo
0.4 miles
Valero Energy
Shops & Services
4,769 visits/mo
0.1 miles
Demographics for 14611, NY
18,586
Population
8,292
Households
2.2
Avg Household Size
32
Median Age
12%
College-Educated
80%
High-School Grad
2.9 sq mi
ZIP Area
6,409
Density / Sq Mi
$29,870
Median Household Income
$27,109
Median Earnings
$1,024
Median Rent
$77,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Rochester, NY
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Similar Off Market Nearby
- Motor Metrics — 747 Buffalo Rd, Rochester, NY 14611
- Glen and Sons Towing — 801 West Ave, Rochester, NY 14611
- Autocare Center — Rochester, NY 14611
- Cervini Auto Repair — 625 West Ave, Rochester, NY 14611
- Fico's Automotive Repair — 511 west ave, rochester, ny 14611
Frequently Asked Questions
What type of property is this?
Auto shop - Corner-lot facility with repair bays, office space, customer waiting area, lifts, and a professional spray paint booth.
Where is this auto shop located?
The property is located at 370 Mount Read Boulevard Rochester, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 2,241 square feet on 0.2813 acres; Five‑bay automotive service and repair layout; Automotive lifts and professional spray paint booth included
