Corner Mixed-Use
For Sale
$1,900,000
2453 Long Beach Rd, Oceanside, NY 11572
COMMERCIAL - Oceanside, NY
Property Size2,258 SF
Lot Size0.10 Acres
Price / SF$841.45
Days on Market48
Property Features for 2453 Long Beach Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 2, Bathroom 1, Bathroom 5, Bathroom 3, Bathroom 4
Standard status
Active
Size
2,258 SF
Lot size
0.10 Acres
Utilities
Heating system
Hot Water(Heating), Natural Gas
Building Details
Floors in Building
2
Building materials
Masonite, Brick
Roof type
Rubber
Listing Agency:
GULL REALTY INC
Listed By:
Maria Aramanda
Added: Jun 26
Changed: Aug 5
Last Checked: Aug 12 at 2:06PM
MLS# 11852625
Copyright © 2026 My State 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.
2453 Long Beach Rd, Oceanside, NY 11572 presents a commercial mixed-use restaurant with apartments in a corner building configuration. The property is sized at 2,258 SF on a 0.0971-acre lot, with construction materials including brick and Masonite.
The building includes multiple bathrooms (five total) and is supported by natural gas hot water heating. Public remarks note many upgrades, including a new roof, along with sewer and electric updates. The property also features a rubber roof and includes two offices.
A 4-car garage and parking lot are included for day-to-day operations and tenant convenience. Buyers and tenants should review the current floor plan and layout details to confirm how the restaurant and apartments are configured for their specific use requirements.
The building includes multiple bathrooms (five total) and is supported by natural gas hot water heating. Public remarks note many upgrades, including a new roof, along with sewer and electric updates. The property also features a rubber roof and includes two offices.
A 4-car garage and parking lot are included for day-to-day operations and tenant convenience. Buyers and tenants should review the current floor plan and layout details to confirm how the restaurant and apartments are configured for their specific use requirements.
Key Highlights
- 0.0971‑acre lot with 2,258 SF mixed‑use building
- Restaurant and apartments in a commercial mixed‑use setup
- Corner building with an on‑site parking lot
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
$104,506
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
5.50%
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%
$2,090,120
$2.1M
Cap Rate 7%
$1,492,943
$1.5M
Cap Rate 9%
$1,161,178
$1.2M
Market Conditions
NOI Build-Up for 2,258 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
$149.0K $66.00/SF
− Vacancy
−$9.7K −$4.29/SF
EGI
$139.3K $61.71/SF
− OpEx
−$34.8K −$15.43/SF
NOI
$104.5K $46.28/SF
Area
Nassau County, NY
Vacancy
6.50%
Lease Rate
$66.00 /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%
$2,090,120
Cap Rate 7%
$1,492,943
Cap Rate 9%
$1,161,178
Alternative Uses
Best Use
Specialty Retail
$1.49M
$1.31M – $1.74M
NOI $104,506 @ 7.0% cap · market cap 5.50%
Second Best
Apartment 5plus
$575.4K
$503.5K – $671.3K
NOI $40,277 @ 7.0% cap · market cap 2.12%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,417
Businesses Nearby
Explore this area
Business Placement
Demographics for 11572, NY
31,157
Population
10,811
Households
2.9
Avg Household Size
44
Median Age
48%
College-Educated
94%
High-School Grad
4.8 sq mi
ZIP Area
6,491
Density / Sq Mi
$144,419
Median Household Income
$61,627
Median Earnings
$2,118
Median Rent
$627,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner mixed-use building with a restaurant and apartments, natural gas hot water heat, and rubber roof.
Where is this mixed-use property located?
The property is located at 2453 Long Beach Rd Oceanside, NY.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 0.0971‑acre lot with 2,258 SF mixed‑use building; Restaurant and apartments in a commercial mixed‑use setup; Corner building with an on‑site parking lot
