Leased Mixed-Use
For Sale
$475,000
757 PLYMOUTH AVE S, Rochester, NY 14608
Furnished residential rentals occupy the upper level above an operating neighborhood bar and grill.
Property Size2,720 SF
Price / SF$174.63
Days on Market321
Property Features for 757 PLYMOUTH AVE S
General Information
Standard status
Active
Size
2,720 SF
Property subtype
General Commercial
Occupancy
100%
Additional Details
Furnished
Yes
Gross Income
$61,080
Taxes and HOA fees
Annual Taxes
$8,575
Amenities
Gas
3
Vinyl, Linoleum
Flat
Mixed Use
3 Parking Spaces. On Site.
68X101
Building Details
Year Built
1900
Listing Agency:
(585) 721-9764
Listed By:
Sable Real Estate Services
(585) 721-9764
Source:
Xome
Added: Oct 14, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:18PM
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 Sable Real Estate Services
Investment Insights
Based on property information with market context.
This 2720-square-foot mixed-use building, constructed in 1900, combines furnished residential rentals on the upper level with a bar and grill operating at street level. The property is fully leased and reported at 100% occupancy. Interior finishes include vinyl and linoleum, with gas service noted in the property information. A certificate of occupancy is pending city paperwork.
The property is located on Plymouth Avenue South in Rochester, near the University of Rochester and Strong Memorial Hospital, each described as minutes away. The site measures 68X101 and includes 3 parking spaces on site. The building’s combination of residential and commercial occupancy provides a clearly defined mixed-use configuration.
The property is located on Plymouth Avenue South in Rochester, near the University of Rochester and Strong Memorial Hospital, each described as minutes away. The site measures 68X101 and includes 3 parking spaces on site. The building’s combination of residential and commercial occupancy provides a clearly defined mixed-use configuration.
Key Highlights
- 2720 square feet of mixed‑use building area
- 100% occupancy with furnished residential rentals above a bar and grill
- Ground‑floor bar and grill operation
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
$39,525
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
8.32%
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%
$790,500
$790.5K
Cap Rate 7%
$564,643
$564.6K
Cap Rate 9%
$439,167
$439.2K
Market Conditions
NOI Build-Up for 2,720 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
$58.8K $21.60/SF
− Vacancy
−$6.1K −$2.22/SF
EGI
$52.7K $19.38/SF
− OpEx
−$13.2K −$4.84/SF
NOI
$39.5K $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%
$790,500
Cap Rate 7%
$564,643
Cap Rate 9%
$439,167
Alternative Uses
Best Use
Specialty Retail
$564.6K
$494.1K – $658.8K
NOI $39,525 @ 7.0% cap · market cap 8.32%
Second Best
Mixed Use
$472.1K
$413.1K – $550.8K
NOI $33,048 @ 7.0% cap · market cap 6.96%
Theoretical Best
Office A
$745.1K
$652.0K – $869.3K
NOI $52,159 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
627
Businesses Nearby
Explore this area
Business Placement
Demographics for 14608, NY
13,177
Population
6,935
Households
1.9
Avg Household Size
33
Median Age
24%
College-Educated
83%
High-School Grad
1.8 sq mi
ZIP Area
7,321
Density / Sq Mi
$39,537
Median Household Income
$36,065
Median Earnings
$898
Median Rent
$180,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Furnished residential rentals occupy the upper level above an operating neighborhood bar and grill.
Where is this mixed-use property located?
The property is located at 757 PLYMOUTH AVE S Rochester, NY.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2720 square feet of mixed‑use building area; 100% occupancy with furnished residential rentals above a bar and grill; Ground‑floor bar and grill operation
