Mixed-Use Building with
For Sale
$1,800,000
2453 Long Beach Rd, Oceanside, NY 11572
Commercial Sale, Oceanside, NY
Property Size2,258 SF
Lot Size0.10 Acres
Price / SF$797.17
Days on Market93
Property Features for 2453 Long Beach Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 4, Bathroom 5, Bathroom 2, Bathroom 1, Bathroom 3
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
(516) 889-4600
Listed By:
Maria Aramanda
(516) 849-6035
Added: Jun 26
Changed: Sep 23
Last Checked: Sep 26 at 6:06PM
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.
This 2,258-square-foot mixed-use property combines restaurant space with apartments, two offices, a four-car garage, and a parking lot. The corner building includes five bathrooms and has received upgrades involving the roof, sewer system, and electrical service.
Located at 2453 Long Beach Rd in Oceanside, the property occupies approximately 0.0971 acres. Construction includes brick and Masonite materials, with a rubber roof and natural-gas hot-water heating. The configuration brings commercial and residential components together in a single building.
Located at 2453 Long Beach Rd in Oceanside, the property occupies approximately 0.0971 acres. Construction includes brick and Masonite materials, with a rubber roof and natural-gas hot-water heating. The configuration brings commercial and residential components together in a single building.
Key Highlights
- 2,258‑square‑foot mixed‑use property
- Restaurant and apartments in one building
- Four‑car garage, two offices, and 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
5.81%
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 5.81%
Second Best
Apartment 5plus
$575.4K
$503.5K – $671.3K
NOI $40,277 @ 7.0% cap · market cap 2.24%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner property combines restaurant, apartments, offices, and on-site parking.
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 $1,800,000.
What are key features of this property?
This property features: 2,258‑square‑foot mixed‑use property; Restaurant and apartments in one building; Four‑car garage, two offices, and parking lot
