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    Property profile & analytics

    34 Main St Sodus, NY 14551-1118

    • Investment properties
    • 12,148 SF
    • 0.27 lot acres
    OFF-MARKET
    Last Sale
    Feb 10, 2025
    $1,675,000
    Value Estimations
    $1,465,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3891463
    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.

    Current Use by Public Records

    • CVS / Drug Store / Beauty Supply Store
    • CVS Pharmacy / Pharmacy
    • Johnson Wendy S / Pharmacy
    • CVS Photo / Photo Lab / Photo Shop
    • CDReload Instant Bitcoin / Crypto Atm

    Property Details for 34 Main St

    Year built
    2000
    Lot size
    0.27 lot acres
    Property size
    12,148 SF
    Zone code
    R
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    544201 69117-05-237972
    APU
    5442016911705237972

    Description

    This exceptional retail investment opportunity presents a 26,439 square foot shopping center in Sodus, NY, anchored by a CVS Pharmacy with a recently extended lease and a 22+ year operational history at this location. The property boasts a strong tenant roster, including Subway and Hernandez Mexican Grocer, all of whom have extended their leases within the past year. Currently operating at 80% occupancy, there's significant upside potential in the remaining 5,200 square feet of vacant space, with prior interest at approximately $3.50 per square foot. The property sits on a 1.977-acre lot and features a Net Lease (NN+) structure with a corporate guarantee from the anchor tenant. The current Net Operating Income (NOI) is $174,829, with a pro-forma NOI of $200,000, yielding an 8.0% cap rate and a pro-forma cap rate of 9.15%. The asking price is $2,185,362, translating to $82.66 per square foot. The property benefits from a permitted R zoning and underwent renovations in 2022. The existing leases have a remaining term of 11.2 years, with one tenant holding a five-year lease option. The property's location on 34 W Main St in Sodus, NY (14551) places it in close proximity to other established businesses, including Family Dollar, Advance Auto Parts, KeyBank, and the USPS. This is a value-add opportunity with a stabilized investment profile, offering a compelling return on investment for the discerning buyer.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,400,000
      ML approach
      $1,405,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,460,000
      6.5%
      $2,270,000
      7%
      $2,110,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,024,000
      Market price range: $295k - $1.02M
      AI Estimate
      $1,331,000
      Market price range: $470k - $1.33M

    • Alternative Use

      Use
      Estimation
      AUTO REPAIR, GARAGE
      $910,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Sodus
    County
    Wayne
    State
    New York
    Longitude
    -77.063
    Latitude
    43.2367
    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
    $8,700
    $701,900
    $710,600
    -
    $12,254
    $988,591
    $1,000,845

    Comparable in this City

    • Value Estimation
      $250,000
      2,232 SF

      7148 Rdg Rd

      STORE/OFFICE (MIXED USE) • 2,232 SF
      7148 Rdg Rd, Sodus, NY 14551-9347
      View Details
    • Value Estimation
      $260,000
      6,290 SF

      8604 Rdg E Rd

      STORE/OFFICE (MIXED USE) • 6,290 SF
      8604 Rdg E Rd, Sodus, NY 14551
      View Details
    • Value Estimation
      $235,000
      4,686 SF

      8479 Rdg Rd

      STORE/OFFICE (MIXED USE) • 4,686 SF
      8479 Rdg Rd, Sodus, NY 14551-9569
      View Details
    • Value Estimation by Request
      896 SF

      6260 Buerman Rd

      STORE/OFFICE (MIXED USE) • 896 SF
      6260 Buerman Rd, Sodus, NY 14551-9555
      View Details
    • Value Estimation
      $210,000
      4,277 SF

      7894 Rdg Rd

      STORE/OFFICE (MIXED USE) • 4,277 SF
      7894 Rdg Rd, Sodus, NY 14551-9590
      View Details
    • Value Estimation
      $260,000
      9,240 SF

      47 Maple Ave

      STORE/OFFICE (MIXED USE) • 9,240 SF
      47 Maple Ave, Sodus, NY 14551-1057
      View Details

    Similar Nearby for Sale

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      Historic Sodus Point Land Opportunity

      1.16-acre lot with historic building in need of rehabilitation.
      6970 Rt-14, Sodus, NY 14551
      View Details
    • $45,000

      Land Parcel with Development Potential

      Rectangular parcel suitable for commercial or residential development.
      Rt-104, Sodus, NY 14551
      View Details
    • $439,900
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      Former Restaurant with Lake Views

      15+ acre property with panoramic lake views and endless possibilities.
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      View Details
    • $99,900
      23.04 Acres

      23-Acre Cabin Retreat in Sodus

      Cabin on 23 acres, ideal for recreation and hunting.
      7888 Furber Rd, Sodus, NY 14551
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    • $331,411
      5,000 SF

      Advance Auto Investment Opportunity

      NNN leased Advance Auto in Sodus, NY for sale.
      6553 State Route 88, Sodus, NY 14551
      View Details
    • $1,175,000
      4,300 SF

      Turnkey Sodus Point Investment Property

      Three-unit short-term rental property in Sodus Point, NY.
      8388 Bay Street Ext, Sodus Point, NY 14551
      View Details
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    34 Main St
    Sodus, NY 14551-1118
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    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
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