Free-Standing Restaurant on 1.26-Acre
For Sale
$649,900
Pending
559 E Ridge Road, Rochester, NY 14621
COMMERCIAL - Rochester, NY
Property Size3,740 SF
Lot Size1.26 Acres
Days on Market265
Property Features for 559 E Ridge Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
Commercial
Parking
110
Parking features
Paved or Surfaced
Security features
Security
Lot features
Rectangular, Rectangular Lot
High school
Irondequoit High
Elementary school district
West Irondequoit
Middle school district
West Irondequoit
High school district
West Irondequoit
Directions
Route 104 to Hudson Avenue to East Ridge Road to 559 East Ridge Road.
Subdivision
Irondequoit-263400
Standard status
Pending
APN
263400-091-100-0001-012-000
Size
3,740 SF
Lot size
1.26 Acres
Taxes and HOA fees
Tax Annual Amount
21791
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1959
Floors in Building
1
Number of units
1
Flooring type
Concrete, Linoleum, Vinyl
Building materials
Brick, Block, WoodSiding
Roof type
Flat
Listing Agency:
RE/MAX Plus · RE/MAX International
(585) 279-8200
Listed By:
John Antetomaso · License #49AN1151017
(585) 787-8888
Added: Nov 17, 2025
Changed: Aug 6
Last Checked: Aug 9 at 8:06AM
MLS# R1651034
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 free-standing restaurant property is offered with the land, building, and furnishings and fixtures. Brick, block, and wood siding construction features flat roofing, with concrete and linoleum/vinyl flooring throughout. Heating is provided by natural gas forced air systems.
The site is 1.26 acres and includes three parcels. Parking is paved or surfaced. Public water and public sewer service are available, and the property includes on-site signage options, including a free-standing sign and signage on the building; the ice machine and any Schaller-related signage are not included.
Built in 1959, the restaurant is equipped with basic infrastructure for continued foodservice use, supported by existing utilities and a layout that includes interior finish elements identified in the flooring and building materials.
The site is 1.26 acres and includes three parcels. Parking is paved or surfaced. Public water and public sewer service are available, and the property includes on-site signage options, including a free-standing sign and signage on the building; the ice machine and any Schaller-related signage are not included.
Built in 1959, the restaurant is equipped with basic infrastructure for continued foodservice use, supported by existing utilities and a layout that includes interior finish elements identified in the flooring and building materials.
Key Highlights
- 1.26‑acre site includes three parcels
- Free‑standing restaurant with land, building, and furnishings/fixtures included
- Flat roof; brick, block, and wood siding construction
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
$54,347
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
8.36%
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%
$1,086,940
$1.1M
Cap Rate 7%
$776,386
$776.4K
Cap Rate 9%
$603,856
$603.9K
Market Conditions
NOI Build-Up for 3,740 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
$80.8K $21.60/SF
− Vacancy
−$8.3K −$2.22/SF
EGI
$72.5K $19.38/SF
− OpEx
−$18.1K −$4.84/SF
NOI
$54.3K $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%
$1,086,940
Cap Rate 7%
$776,386
Cap Rate 9%
$603,856
Alternative Uses
Best Use
Specialty Retail
$776.4K
$679.3K – $905.8K
NOI $54,347 @ 7.0% cap · market cap 8.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.02M
$896.5K – $1.20M
NOI $71,718 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
961
Businesses Nearby
209k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 40%
Shops & Services 34%
Dining 23%
Electronics 2%
Walmart
Superstores
83,771 visits/mo
0.3 miles
Delta Sonic Car Wash
Shops & Services
43,619 visits/mo
0.1 miles
McDonald's
Dining
28,194 visits/mo
0.2 miles
ESL Federal Credit Union
Shops & Services
9,876 visits/mo
0.1 miles
Family Dollar
Shops & Services
8,557 visits/mo
0.3 miles
Demographics for 14621, NY
32,891
Population
15,013
Households
2.2
Avg Household Size
35
Median Age
12%
College-Educated
76%
High-School Grad
4.1 sq mi
ZIP Area
8,022
Density / Sq Mi
$36,534
Median Household Income
$31,704
Median Earnings
$989
Median Rent
$83,300
Median Home Value
Market
Vacancy Rate% for Retail in Rochester, NY
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Free-standing restaurant on a 1.26-acre site with paved/surfaced parking, built in 1959, and served by public water and sewer.
Where is this conventional restaurant located?
The property is located at 559 E Ridge Road Rochester, NY.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: 1.26‑acre site includes three parcels; Free‑standing restaurant with land, building, and furnishings/fixtures included; Flat roof; brick, block, and wood siding construction
