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    295 Lake Avenue Saint James, NY 11780

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    For Lease
    $3,850 /Mo

    Commercial Lease - Saint James, NY

    Property size:
    620 SF
    Lot size:
    0.50 Acres
    Added:
    Dec 9, 2025
    Days on Market:
    137
    Last Refresh:
    Apr 25 at 9:06 am

    Property Features for 295 Lake Avenue

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    200
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking features
    Garage
    Standard status
    Active
    Size
    620 SF
    Lot size
    0.50 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    16657

    Building Details

    Floors in Building
    1
    Architectural style
    Other

    We can help!

    Listing Contact
    Eric Neitzel

    Listing agent Eric Neitzel

    Listing office DEBARBIERI ASSOCIATES INC 406 N COUNTRY RD, ST JAMES, NY

    Listing date Dec 9, 2025

    MLS# 11608873 Listing URL

    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.

    Overview

    Drive-Thru Ready Commercial Space

    This commercial space, formerly a Dairy Barn drive-thru, is located on Lake Avenue at the corner of Sixth Street, adjacent to the St. James Post Office. The property features two drive-thru isles and a building of approximately 620 square feet, along with a walk-in refrigerator and a 128-square-foot storage shed. Situated on a prime 0.50-acre corner lot in the heart of town, the space is equipped with gas hot air heat and a half bath. The property is available for lease at $4,000 per month under a triple net lease agreement, with the tenant responsible for real estate taxes, insurance, and all utilities. The location is ideal for a drive-thru convenience store or coffee shop.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Red Acre Farms Grocery & Convenience Store Tree Cutting & Trimming ... Landscaping

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saint James
    County
    Suffolk
    State
    New York
    Longitude
    -73.15618
    Latitude
    40.877881

    Nearby Similar for Lease

    • $3,850/Mo

      Saint James Drive-Thru Opportunity

      Drive-thru restaurant space for lease in prime location.
      295 Lake Avenue, Saint James, NY 11780
      View Details
    • Contact for pricing

      Commercial Space with Great Exposure

      Commercial space featuring high ceilings, ample parking, and immediate availability.
      421 N Country Rd, Saint James, NY 11780
      View Details
    • Contact for pricing

      Retail Space in Saint James

      Retail space available for lease in Saint James, NY.
      246 Lake Ave, Saint James, NY
      View Details

    FAQs

    What type of property is this?
    Drive through restaurant - Prime corner location ideal for drive-thru convenience or coffee shop.
    Where is this drive through restaurant located?
    The property is located at 295 Lake Avenue Saint James, NY.
    What is the lease rate?
    The lease rate is $3,850 /Mo.
    What are key features of this property?
    This property features: Prime .50‑acre corner location in Heart‑of‑Town.; **Two Drive‑Thru Isles.**; Ideal for Drive‑Thru Convenience Store and/or Coffee Shop.
    (631) 862-7447
    We can help!
    Listing Contact
    Eric Neitzel
    Real Estate License ID: 31NE0783709
    Learn More
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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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