Mixed-Use Property with
For Sale
$350,000
853-857 South Clinton Avenue, Rochester, NY 14620
Includes an equipped food-service space, two rented apartments, separate utility metering, and on-site parking.
Property Size3,520 SF
Price / SF$140
Days on Market8
Property Features for 853-857 South Clinton Avenue
General Information
Standard status
Active
Size
3,520 SF
Total Parking Spaces
10
Property subtype
Business
Site & Location
Road Access
Yes
Utilities to Site
Yes
Restaurant
Seating Capacity
22
Equipment Included
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,743
Building Details
Building Size
3,520 SF
Year Built
1910
Buildings
1
Abandoned
No
Listing Agency:
Hanna Commercial
(585) 703-0079
Listed By:
Paul J. Schiliro · License #40SC0913944
(585) 703-0079
Source:
Griffith-realty
Added: Aug 21
Changed: Aug 27
Last Checked: Aug 27 at 11:09PM
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 Hanna Commercial
Investment Insights
Based on property information with market context.
This mixed-use property combines an approximately 2,500 SF restaurant with two second-floor apartments. The food-service space includes a commercial kitchen equipped with an Ansul fire suppression system, grill, fryer, commercial stove, bread oven, and walk-in cooler. Restaurant seating accommodates approximately 22 people, with central air conditioning and gas-fired forced-air heat.
Both apartments are rented month-to-month and use a hot-water boiler system. Utilities are separately metered for the residential units and restaurant. On-site parking accommodates approximately 8-10 vehicles, with additional street parking available. The building was constructed in 1910.
Both apartments are rented month-to-month and use a hot-water boiler system. Utilities are separately metered for the residential units and restaurant. On-site parking accommodates approximately 8-10 vehicles, with additional street parking available. The building was constructed in 1910.
Key Highlights
- Approximately 2,500 SF restaurant with two second‑floor apartments
- Commercial kitchen includes Ansul system, grill, fryer, stove, bread oven, and walk‑in cooler
- Restaurant seating for approximately 22 people
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
$30,375
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
8.68%
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%
$607,500
$607.5K
Cap Rate 7%
$433,929
$433.9K
Cap Rate 9%
$337,500
$337.5K
Market Conditions
NOI Build-Up for 2,500 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
$54.0K $21.60/SF
− Vacancy
−$5.4K −$2.16/SF
EGI
$48.6K $19.44/SF
− OpEx
−$18.2K −$7.29/SF
NOI
$30.4K $12.15/SF
Area
Rochester, NY
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$607,500
Cap Rate 7%
$433,929
Cap Rate 9%
$337,500
Alternative Uses
Best Use
Specialty Retail
$519.0K
$454.1K – $605.5K
NOI $36,329 @ 7.0% cap · market cap 10.38%
Second Best
Mixed Use
$433.9K
$379.7K – $506.3K
NOI $30,375 @ 7.0% cap · market cap 8.68%
Theoretical Best
Office A
$684.9K
$599.3K – $799.0K
NOI $47,940 @ 7.0% cap · market cap 13.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,965
Businesses Nearby
104k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 52%
Shops & Services 47%
Home Improvements & Furnishings 1%
McDonald's
Dining
31,020 visits/mo
0.5 miles
Burger King
Dining
13,699 visits/mo
0.5 miles
Speedway
Shops & Services
11,749 visits/mo
0.5 miles
7-Eleven
Shops & Services
8,624 visits/mo
0.4 miles
Pet Supplies Plus
Shops & Services
7,353 visits/mo
0.4 miles
Demographics for 14620, NY
24,185
Population
13,060
Households
1.9
Avg Household Size
35
Median Age
56%
College-Educated
92%
High-School Grad
4.4 sq mi
ZIP Area
5,497
Density / Sq Mi
$59,525
Median Household Income
$40,467
Median Earnings
$1,193
Median Rent
$197,700
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?
Mixed-use property - Includes an equipped food-service space, two rented apartments, separate utility metering, and on-site parking.
Where is this mixed-use property located?
The property is located at 853-857 South Clinton Avenue Rochester, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Approximately 2,500 SF restaurant with two second‑floor apartments; Commercial kitchen includes Ansul system, grill, fryer, stove, bread oven, and walk‑in cooler; Restaurant seating for approximately 22 people
