Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    35 Spencerport Rd Rochester, NY 14606-5205

    • Drive through restaurants
    • 3,968 SF
    • 0.46 lot acres
    OFF-MARKET
    Value Estimations
    $525,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-2165426
    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

    • McDonald's / Restaurant / Take-out & Catering

    Property Details for 35 Spencerport Rd

    Year built
    1977
    Lot size
    0.46 lot acres
    Property size
    3,968 SF
    Zone code
    05 - COMMERCIAL
    Property type
    Drive through restaurants
    APN
    262600 104.14-1-12
    APU
    26260010414112

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $477,000
      Market price range: $199k - $477k

    • Alternative Use

      Use
      Estimation
      RESTAURANT
      $505,000
      Current use
      AUTO REPAIR, GARAGE
      $425,000
      Change: -16% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.6927
    Latitude
    43.1651
    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
    $180,300
    $628,900
    $809,200
    -
    $217,220
    $757,680
    $974,900

    Comparable in this City

    • Value Estimation by Request
      3,441 SF

      2336 Lyell Ave

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,441 SF
      2336 Lyell Ave, Rochester, NY 14606-5738
      View Details
    • Value Estimation by Request
      2,455 SF

      1563 Spencerport Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 2,455 SF
      1563 Spencerport Rd, Rochester, NY 14606-3523
      View Details
    • Value Estimation by Request
      3,800 SF

      1245 Lee Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,800 SF
      1245 Lee Rd, Rochester, NY 14606-4201
      View Details
    • Value Estimation by Request
      1,620 SF

      1631 Lyell Ave

      DRIVE-THRU RESTAURANT, FAST FOOD • 1,620 SF
      1631 Lyell Ave, Rochester, NY 14606-2309
      View Details
    • Value Estimation by Request
      3,582 SF

      560 Lyell Ave, Unit 566

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,582 SF
      560 Lyell Ave, Rochester, NY 14606-1825
      View Details
    • Value Estimation by Request
      3,925 SF

      1410 Lyell Ave

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,925 SF
      1410 Lyell Ave, Rochester, NY 14606-2126
      View Details

    Similar Nearby for Sale

    • $1,300,000

      Commercial Building with Established Tenants

      Cash-flowing commercial building with triple net leases and new roof.
      1520 Spencerport Rd, Gates, NY 14606
      View Details
    • $289,900
      5,646 SF

      Mixed-Use Building with Laundromat

      5,500+ SF brick building with apartments and laundromat equipment.
      512 Lyell Ave, Rochester, NY 14606
      View Details
    • $185,000
      2,832 SF

      Mixed-Use Property with Residential Income

      Mixed-use property with retail space and residential income potential.
      1100 Lyell Ave, Rochester, NY 14606
      View Details
    • $650,000
      23,000 SF

      Prime Greece, NY Flex Space Investment

      Four-building flex space, vacant, NNN lease.
      205 Pinewild Dr, Greece, NY 14606
      View Details
    • $120,000
      26,794 SF

      Gates Office Condo: Prime Location

      Spacious Office Condo, 26,794 sq ft
      2211 Lyell Ave, Gates, NY 14606
      View Details
    • $69,900
      Pending

      Rochester Duplex with Separate Utilities

      Two-unit duplex in Rochester, featuring separate utilities and spacious layouts.
      866 Smith St, Rochester, NY 14606
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      112,800 SF

      Greece, NY Medical Office Space

      Class A medical office building, I-390 visibility.
      100 Bellwood Dr, Rochester, NY 14606
      View Details
    • $699,000
      9,184 SF

      Retail Building on Lyell Avenue

      9,184 SF retail building in prime location for lease.
      2270-2280 Lyell Ave, Rochester, NY 14606
      View Details
    • Contact for pricing
      1,759 SF

      Retail Plaza in High Traffic

      Retail space in high-traffic area, anchored by food chains.
      1460 Lyell Ave, Rochester, NY 14606
      View Details
    • Contact for pricing
      8,448 SF

      Lyell Ave Retail Space, Rochester NY

      High-traffic retail space, Rochester.
      2316 Lyell Ave, Rochester, NY 14606
      View Details
    • Contact for pricing
      10,000 SF

      Retail Space in Colonial Plaza

      Retail space for lease in a high-traffic plaza.
      485 Spencerport Rd, Rochester, NY 14606
      View Details
    • Contact for pricing
      748 SF

      Retail and Office Space Available

      Retail and office units for lease with high traffic volume.
      2316-2322 Lyell Ave, Rochester, NY 14606
      View Details

    Property Visit Statistics

    • Visits by month
      47.3k
    • Visitors by month
      26.2k
    • Avg Time on site
      10 min
    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.
    35 Spencerport Rd
    Rochester, NY 14606-5205
    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

    Google sign-in failed. Please try again or use another login method.