Four-Unit Professional Office
For Sale
$875,000
Pending
1814 Middle Country Road, Ridge, NY 11961
Commercial Sale, Ridge, NY
Property Size3,486 SF
Lot Size0.44 Acres
Days on Market232
Property Features for 1814 Middle Country Road
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
21
Parking features
Parking Lot
Standard status
Pending
APN
0200-350-00-02-00-004-000
Lot size
0.44 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
16941
Utilities
Utilities
Electricity Available
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Number of units
4
Building materials
Brick
Listing Agency:
BH&G R E Realty Connect · Better Homes and Gardens Real Estate
(631) 881-5160
Listed By:
Paul M. Perrone
(631) 759-8850
Added: Jan 15
Changed: Sep 2
Last Checked: Sep 4 at 4:06AM
MLS# 951873
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This brick professional office building is configured as four units labeled A through D, including an approximately 1,800-square-foot owner-user suite. Central air, natural gas heat, available electricity, public water, and a dedicated parking lot serve the property. J4 Business zoning accommodates professional and business office uses, including medical, financial, and service-oriented occupancies.
The property fronts Middle Country Road, also identified as Route 25, in Ridge, New York, within Suffolk County. NYSDOT data for the corridor records 7,528 AADT in 2023 and an estimated 7,131 AADT in 2024, with trucks representing 6% of traffic. The site includes 21 parking spaces and offers four-unit occupancy with additional lease-up potential described in the property information. Financial information includes a 6.0% cap rate.
The property fronts Middle Country Road, also identified as Route 25, in Ridge, New York, within Suffolk County. NYSDOT data for the corridor records 7,528 AADT in 2023 and an estimated 7,131 AADT in 2024, with trucks representing 6% of traffic. The site includes 21 parking spaces and offers four-unit occupancy with additional lease-up potential described in the property information. Financial information includes a 6.0% cap rate.
Key Highlights
- Four office units identified as A through D
- Approximately 1,800 SF owner‑user suite
- J4 Business zoning supports professional and business office uses
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
$59,943
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
6.85%
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%
$1,198,860
$1.2M
Cap Rate 7%
$856,329
$856.3K
Cap Rate 9%
$666,033
$666.0K
Market Conditions
NOI Build-Up for 3,486 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
$97.5K $27.96/SF
− Vacancy
−$17.5K −$5.03/SF
EGI
$79.9K $22.93/SF
− OpEx
−$20.0K −$5.73/SF
NOI
$59.9K $17.20/SF
Area
Suffolk County, NY
Vacancy
18.00%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
25.00%
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%
$1,198,860
Cap Rate 7%
$856,329
Cap Rate 9%
$666,033
Alternative Uses
Best Use
Office B
$856.3K
$749.3K – $999.1K
NOI $59,943 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$929.3K – $1.24M
NOI $74,340 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
123
Businesses Nearby
Explore this area
Business Placement
Demographics for 11961, NY
13,042
Population
6,142
Households
2.1
Avg Household Size
53
Median Age
31%
College-Educated
94%
High-School Grad
15.0 sq mi
ZIP Area
869
Density / Sq Mi
$86,134
Median Household Income
$56,351
Median Earnings
$1,984
Median Rent
$402,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - J4 Business zoning supports medical, financial, and other professional office uses with on-site parking and Route 25 exposure.
Where is this office building located?
The property is located at 1814 Middle Country Road Ridge, NY.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Four office units identified as A through D; Approximately 1,800 SF owner‑user suite; J4 Business zoning supports professional and business office uses
