Remodeled Conventional
For Sale
$500,000
5370 SAINT PAUL BLVD, Rochester, NY 14617
Restaurant includes bar space, seating, central air, and gas service.
Property Size2,357 SF
Price / SF$212.13
Days on Market176
Property Features for 5370 SAINT PAUL BLVD
General Information
Standard status
Active
Size
2,357 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$11,447
Amenities
Central Air, Gas
Asphalt
05
23 Parking Spaces.
Rectangular
100X80
Rectangular.
Building Details
Year Built
1989
Buildings
1
Listing Agency:
Colleen M. Burke
(585) 270-0952
Listed By:
Peter Schick
(585) 270-0952
Source:
Xome
Added: Mar 8
Changed: Aug 30
Last Checked: Aug 30 at 6:27PM
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 Colleen M. Burke
Investment Insights
Based on property information with market context.
This conventional restaurant building offers a bar area and seating, with central air and gas service supporting the interior. The property has been recently remodeled and was built in 1989.
The site includes 23 parking spaces. The roof dates to 2016, providing a documented improvement to the building.
The site includes 23 parking spaces. The roof dates to 2016, providing a documented improvement to the building.
Key Highlights
- Recently remodeled restaurant building
- Bar area and seating included
- Central air and gas service
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
$34,251
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
6.85%
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%
$685,020
$685.0K
Cap Rate 7%
$489,300
$489.3K
Cap Rate 9%
$380,567
$380.6K
Market Conditions
NOI Build-Up for 2,357 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
$50.9K $21.60/SF
− Vacancy
−$5.2K −$2.22/SF
EGI
$45.7K $19.38/SF
− OpEx
−$11.4K −$4.84/SF
NOI
$34.3K $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%
$685,020
Cap Rate 7%
$489,300
Cap Rate 9%
$380,567
Alternative Uses
Best Use
Specialty Retail
$489.3K
$428.1K – $570.9K
NOI $34,251 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$645.7K
$565.0K – $753.3K
NOI $45,198 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
342
Businesses Nearby
647
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Abbott's Frozen Custard
Dining
647 visits/mo
0.4 miles
Demographics for 14617, NY
22,599
Population
9,747
Households
2.3
Avg Household Size
43
Median Age
50%
College-Educated
97%
High-School Grad
7.9 sq mi
ZIP Area
2,861
Density / Sq Mi
$89,530
Median Household Income
$52,704
Median Earnings
$1,197
Median Rent
$179,100
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?
Conventional restaurant - Restaurant includes bar space, seating, central air, and gas service.
Where is this conventional restaurant located?
The property is located at 5370 SAINT PAUL BLVD Rochester, NY.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Recently remodeled restaurant building; Bar area and seating included; Central air and gas service
