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    Property profile & analytics

    6007 Lake Rd Sodus, NY 14551

    • Turn key restaurants
    • 9,889 SF
    • 15.33 lot acres
    For Sale
    View listing
    $439,900
    Last Sale
    Jun 08, 2022
    $325,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0073026
    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

    • Turn key restaurants

    Property Details for 6007 Lake Rd

    Year built
    1950
    Lot size
    15.33 lot acres
    Property size
    9,889 SF
    Zone code
    A
    Property type
    Turn key restaurants
    APN
    544289 68119-00-312313
    APU
    5442896811900312313

    Description

    This exceptional commercial property, located at 6007 Lake Rd in Sodus, NY, presents a unique investment or owner-user opportunity. The former Cinelli's restaurant, a beloved local establishment, boasts 9,889 square feet of space spread across two buildings and three stories, built in 1950 and renovated in 2008. Situated on a sprawling 15.35-acre lot, this property offers significant potential for redevelopment or repurposing. The property is zoned R and includes three units, one of which is currently leased month-to-month, generating immediate rental income. The asking price is $499,900, translating to $50.55 per square foot. The property is available for occupancy on September 3, 2024. While the current Net Operating Income (NOI) is $0, the expansive grounds and prime location in Sodus, Wayne County (zip code 14551) offer substantial upside for a variety of commercial ventures. The seller is open to considering lease options for qualified tenants with a vision for the property's future. This is a rare chance to acquire a significant waterfront property with substantial development potential in a desirable location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $335,000
      ML approach
      $320,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $441,000
      Market price range: $441k - $863k
      AI Estimate
      $531,000
      Market price range: $531k - $1.10M

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

    Location Insight

    • Map
    • Local Demand
    City
    Sodus
    County
    Wayne
    State
    New York
    Longitude
    -77.0981
    Latitude
    43.2737
    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
    $29,800
    $260,200
    $290,000
    -
    $41,972
    $366,479
    $408,451

    Comparable in this City

    • Value Estimation
      $85,000
      1,952 SF

      8430 Rdg Rd

      RESTAURANT • 1,952 SF
      8430 Rdg Rd, Sodus, NY 14551-9569
      View Details
    • Value Estimation
      $275,000
      2,010 SF

      6974 Rdg Rd

      RESTAURANT • 2,010 SF
      6974 Rdg Rd, Sodus, NY 14551-9301
      View Details
    • Value Estimation
      $275,000
      2,976 SF

      5716 State Rte 14

      RESTAURANT • 2,976 SF
      5716 State Rte 14, Sodus, NY 14551
      View Details
    • Value Estimation
      $230,000
      3,880 SF

      8019 Rdg Rd

      RESTAURANT • 3,880 SF
      8019 Rdg Rd, Sodus, NY 14551-9321
      View Details
    • Value Estimation
      $245,000
      4,571 SF

      7934 Rdg Rd

      RESTAURANT • 4,571 SF
      7934 Rdg Rd, Sodus, NY 14551-9556
      View Details
    • Value Estimation
      $150,000
      6,277 SF

      7639 Rdg Rd

      RESTAURANT • 6,277 SF
      7639 Rdg Rd, Sodus, NY 14551-9510
      View Details

    Similar Nearby for Sale

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      15+ acre property with panoramic lake views and endless possibilities.
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      Advance Auto Investment Opportunity

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      Historic Sodus Point Land Opportunity

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      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
    • $45,000

      Land Parcel with Development Potential

      Rectangular parcel suitable for commercial or residential development.
      Rt-104, Sodus, NY 14551
      View Details
    • $99,900
      23.04 Acres

      23-Acre Cabin Retreat in Sodus

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      View Details
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    Sodus, NY 14551
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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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