Climate-Controlled Drive-Up Storage
For Sale
Contact for pricing
Pending
6295 Ridge Rd, Sodus, NY 14551
Modern self storage facility with climate-controlled and drive-up units, secured keypad access, and paved drive aisles.
Property Size35,000 SF
Days on Market153
Property Features for 6295 Ridge Rd
General Information
Standard status
Pending
Size
35,000 SF
Class
B
Property subtype
Self Storage
Occupancy
90%
Investment Type
Stabilized
Additional Details
Fenced Yard
Yes
Amenities
paved drive aisles
24-hour keypad access
perimeter fencing
integrated security cameras
Building Details
Year Built
2021
Year Renovated
2024
Buildings
7
Stories
1
Units
267
Listing Agency:
ParaSell Inc
Listed By:
Scott Reid · License #EC.100085004
(949) 942-6585
Source:
Crexi
Added: Apr 9
Changed: Aug 8
Last Checked: Jul 24 at 6:35PM
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
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.
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 = 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
$262,852
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
7.51%
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%
$5,257,040
$5.3M
Cap Rate 7%
$3,755,029
$3.8M
Cap Rate 9%
$2,920,578
$2.9M
Market Conditions
NOI Build-Up for 35,000 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
$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 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%
$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
NOI $328,104 @ 7.0% cap · market cap 9.37%
Second Best
Warehouse
$3.76M
$3.29M – $4.38M
NOI $262,852 @ 7.0% cap · market cap 7.51%
Theoretical Best
Office A
$9.43M
$8.25M – $11.00M
NOI $659,988 @ 7.0% cap · market cap 18.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Questions? Ask Rey
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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
