Standalone Restaurant
New
For Sale
$250,000
532 Lake Avenue, Rochester, NY 14613
Vacant restaurant property with a commercial kitchen, customer dining area, takeout window, and included kitchen equipment.
Property Size2,109 SF
Days on Market7
Property Features for 532 Lake Avenue
General Information
Standard status
Active
Size
2,109 SF
Property subtype
Business
Additional Details
Road Access
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$5,022
Building Details
Building Size
2,109 SF
Year Built
1920
Buildings
1
Listing Agency:
NORCHAR, LLC
(585) 244-4444
Listed By:
Joshua Valletta · License #10301217890
(585) 244-4444
Source:
Highfallssir
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 29 at 3:50PM
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 NORCHAR, LLC
Investment Insights
Based on property information with market context.
This standalone restaurant property is vacant and configured for food-service use. The interior includes a customer dining area, service counter, takeout window, commercial kitchen, preparation and wash areas, walk-in cooler, and two bathrooms. Existing kitchen equipment is included with the sale. Storefront windows provide street exposure and natural light, while the on-site parking area supports customer and staff access.
The property is located at 532 Lake Avenue in Rochester, NY. Building systems include an H2O tank that is 1 year old, a roof that is 10 years old, and a furnace and central A/C that are 8 years old. Built in 1920, the building offers an established restaurant layout with dedicated service and back-of-house areas.
The property is located at 532 Lake Avenue in Rochester, NY. Building systems include an H2O tank that is 1 year old, a roof that is 10 years old, and a furnace and central A/C that are 8 years old. Built in 1920, the building offers an established restaurant layout with dedicated service and back-of-house areas.
Key Highlights
- Standalone restaurant building at 532 Lake Avenue, Rochester, NY 14613
- Commercial kitchen with prep area, wash area, walk‑in cooler, and included kitchen equipment
- Customer dining area, service counter, takeout window, and 2 bathrooms
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
$21,510
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
8.60%
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%
$430,200
$430.2K
Cap Rate 7%
$307,286
$307.3K
Cap Rate 9%
$239,000
$239.0K
Market Conditions
NOI Build-Up for 2,109 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
$32.9K $15.60/SF
− Vacancy
−$2.2K −$1.03/SF
EGI
$30.7K $14.57/SF
− OpEx
−$9.2K −$4.37/SF
NOI
$21.5K $10.20/SF
Area
Rochester, NY
Vacancy
6.60%
Lease Rate
$15.60 /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%
$430,200
Cap Rate 7%
$307,286
Cap Rate 9%
$239,000
Alternative Uses
Best Use
Specialty Retail
$437.8K
$383.1K – $510.8K
NOI $30,647 @ 7.0% cap · market cap 12.26%
Second Best
Industrial
$307.3K
$268.9K – $358.5K
NOI $21,510 @ 7.0% cap · market cap 8.60%
Theoretical Best
Office A
$577.7K
$505.5K – $674.0K
NOI $40,442 @ 7.0% cap · market cap 16.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
591
Businesses Nearby
108k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 62%
Shops & Services 23%
Groceries 12%
Apparel 2%
McDonald's
Dining
24,134 visits/mo
0.3 miles
Wendy's
Dining
13,076 visits/mo
0.2 miles
Aldi
Groceries
12,600 visits/mo
0.3 miles
Taco Bell
Dining
12,366 visits/mo
0.3 miles
ESL Federal Credit Union
Shops & Services
10,283 visits/mo
0.4 miles
Demographics for 14613, NY
14,882
Population
6,561
Households
2.3
Avg Household Size
31
Median Age
14%
College-Educated
77%
High-School Grad
1.9 sq mi
ZIP Area
7,833
Density / Sq Mi
$33,370
Median Household Income
$29,530
Median Earnings
$939
Median Rent
$108,200
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?
Conventional restaurant - Vacant restaurant property with a commercial kitchen, customer dining area, takeout window, and included kitchen equipment.
Where is this conventional restaurant located?
The property is located at 532 Lake Avenue Rochester, NY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Standalone restaurant building at 532 Lake Avenue, Rochester, NY 14613; Commercial kitchen with prep area, wash area, walk‑in cooler, and included kitchen equipment; Customer dining area, service counter, takeout window, and 2 bathrooms
