Building Details

Year Built 2021

Year Renovated 2024

Buildings 7

Stories 1

Units 267

Listing Agency: ParaSell Inc

Listed By: Scott Reid · License #REC.2020005946 Show Phone

Source: Crexi

Added: Apr 9 Changed: Oct 28 Last Checked: Oct 30 at 10:40AM

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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 ParaSell Inc

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Investment Insights

Based on property information with market context.

Sodus Self Storage Plus is a modern self storage facility completed in two phases, opening in December 2021, with updates completed in June 2024. The property includes 267 units ranging from 50 to 200 SF, offering a mix of climate-controlled and drive-up options, along with parking-style arrangements. The facility is designed for seamless third-party management and features paved drive aisles, perimeter fencing, integrated security cameras, and 24-hour keypad access. Reported physical and economic occupancy is 90%.

The facility is located at 6295 Ridge Rd in Sodus, New York, approximately 40 miles from Rochester.

In addition to the existing storage improvements, the property includes proposed plans for solar energy and EV charging stations.

Key Highlights

• Modern self‑storage facility built in 2021; completed in two phases with an opening in December 2021
• Updated in June 2024; offers 34,350 NRSF with 90% physical and economic occupancy
• 267 units with 50 to 200 SF sizes, including climate‑controlled, drive‑up, and parking options

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$262,852

Cap Rate

7.51%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$5,257,040 $5.3M

Cap Rate 7%

$3,755,029 $3.8M

Cap Rate 9%

$2,920,578 $2.9M

Is this asking price fair?

Market Conditions

NOI Build-Up for 35,000 SF

Gross rent

$331.8K $9.48/SF

− Vacancy

−$22.6K −$0.64/SF

EGI

$309.2K $8.84/SF

− OpEx

−$46.4K −$1.33/SF

NOI

$262.9K $7.51/SF

Area

Wayne County, NY

Vacancy

6.80%

Lease Rate

$9.48 /SF/Yr

Expense Ratio

15.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$5,257,040

Cap Rate 7%

$3,755,029

Cap Rate 9%

$2,920,578

Alternative Uses

Best Use

Self Storage

$4.69M

$4.10M – $5.47M (±1% cap)

NOI $328,104 @ 7.0% cap · market cap 9.37%

Second Best

Warehouse

$3.76M

$3.29M – $4.38M (±1% cap)

NOI $262,852 @ 7.0% cap · market cap 7.51%

Theoretical Best

Office A

$9.43M

$8.25M – $11.00M (±1% cap)

NOI $659,988 @ 7.0% cap · market cap 18.86%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Sodus Self Storage ... Storage Facility

Suggested Use

Top Pick Restaurant Storage Facility Auto Parts Store Dental Office Veterinary Clinic (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Fenced yard

Location Intelligence

Trade Area within ½ mile

42

Businesses Nearby

Explore this area Business Placement

Demographics for 14551, NY

5,163

Population

2,673

Households

1.9

Avg Household Size

45

Median Age

16%

College-Educated

89%

High-School Grad

43.7 sq mi

ZIP Area

118

Density / Sq Mi

$53,462

Median Household Income

$41,177

Median Earnings

$845

Median Rent

$123,600

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Frequently Asked Questions

What type of property is this?

Self storage facility - Modern self storage facility with climate-controlled and drive-up units, secured keypad access, and paved drive aisles.

Where is this self storage facility located?

The property is located at 6295 Ridge Rd Sodus, NY.

What is the asking price?

The asking price for this property is $3,500,000.

What are key features of this property?

This property features: Modern self‑storage facility built in 2021; completed in two phases with an opening in December 2021; Updated in June 2024; offers 34,350 NRSF with 90% physical and economic occupancy; 267 units with 50 to 200 SF sizes, including climate‑controlled, drive‑up, and parking options