Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    1395 Is Cottage Rd Rochester, NY 14612-1535
    Back to Search
    Property profile & analytics

    1395 Is Cottage Rd Rochester, NY 14612-1535

    View on Map
    • Turn key restaurants
    • 5,599 SF
    • 0.59 lot acres
    Off-Market
    Property ID
    US63-0185121
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • The Original Charbroil House Restaurant & Catering / Restaurant
    • ATM / Atm
    • The Original Charbroil House & Catering / Take-out & Catering / Catering Service

    Property Details for 1395 Is Cottage Rd

    Year built
    1968
    Lot size
    0.59 lot acres
    Property size
    5,599 SF
    Zone code
    05 - COMMERCIAL
    Property type
    Turn key restaurants
    APN
    262800 035.03-1-28.1
    APU
    262800035031281

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.654
    Latitude
    43.2782
    CBSA code
    40380
    CBSA name
    ROCHESTER, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $135,000
    $232,900
    $367,900
    -
    $156,977
    $270,814
    $427,791

    Comparable in this City

    • Value Estimation by Request
      6,382 SF

      56 Stutson St

      RESTAURANT • 6,382 SF
      56 Stutson St, Rochester, NY 14612-4753
      View Details
    • Value Estimation by Request
      5,985 SF

      4699-4703 Lk Ave

      RESTAURANT • 5,985 SF
      4699-4703 Lk Ave, Rochester, NY 14612
      View Details
    • Value Estimation by Request
      3,809 SF

      187 Long Pond Rd

      RESTAURANT • 3,809 SF
      187 Long Pond Rd, Rochester, NY 14612-1140
      View Details
    • Value Estimation
      $2,460,000
      9,710 SF

      1372 Edgemere Dr

      RESTAURANT • 9,710 SF
      1372 Edgemere Dr, Rochester, NY 14612-1512
      View Details
    • Value Estimation by Request
      1,924 SF

      4776 Lk Ave

      RESTAURANT • 1,924 SF
      4776 Lk Ave, Rochester, NY 14612-2155
      View Details
    • Value Estimation by Request
      2,520 SF

      4753 Lk Ave, Unit 4759

      RESTAURANT • 2,520 SF
      4753 Lk Ave, Rochester, NY 14612-2154
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      15,418 SF

      Caliber Collision High Visibility Location

      Located near local attractions with high traffic volume.
      4401 Lake Ave, Rochester, NY 14612
      View Details
    • Contact for pricing
      15,418 SF

      4401 Lake Ave, Rochester, NY 14612

      Retail space • 15,418 SF
      4401 Lake Ave, Rochester, NY 14612
      View Details
    • $179,900
      Pending

      Rochester Duplex Near Ontario Beach

      Duplex near Ontario Beach Park with separate utilities and parking.
      133 Wilder Ter, Rochester, NY 14612
      View Details
    • $299,000

      Rochester Development Opportunity

      Rare opportunity in a vibrant, walkable, waterfront-oriented district.
      4653 Lake Ave, Rochester, NY 14612
      View Details
    • $1,800,000
      1.40 Acres

      3.36 Acres Commercial Land Parcel

      3.36 acres across from Starbucks, Go Car Wash, Burger King.
      3060 Latta Rd, Rochester, NY 14612
      View Details
    • $575,000
      4,000 SF

      Two-Story Medical/Office Building For Sale

      Vacant two-story building suitable for medical, office, or childcare uses.
      353 Island Cottage Rd, Rochester, NY 14612
      View Details

    Similar Nearby for Lease

    • $25 SF/Yr
      1,924 SF

      Restaurant Space Overlooking Ontario Beach

      Restaurant space with park views and equipped kitchen for rent.
      4776 Lake Ave, Rochester, NY 14612
      View Details
    • Contact for pricing
      7,400 SF

      Commercial Space on Latta Road

      Commercial space available for lease on Latta Road.
      100 Greece Center Dr, Rochester, NY 14612
      View Details
    • $16 SF/Yr
      7,247 SF

      Prime Retail Space on Latta

      High-visibility retail space in a busy Rochester strip center.
      2050 Latta Rd, Rochester, NY 14612
      View Details
    • Contact for pricing
      1,750 SF

      Retail Space in Greece, NY

      1,750 SF retail space in high-traffic Rochester plaza.
      834-850 Long Pond Rd, Rochester, NY 14612
      View Details
    • $5,000 /Mo
      4,362 SF

      Rochester Medical/Professional Office Space

      Meticulously maintained medical building suitable for various professional uses.
      353 Island Cottage Rd, Rochester, NY 14612
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    1395 Is Cottage Rd
    Rochester, NY 14612-1535
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    1395 Is Cottage Rd, Rochester, NY, 14612
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!