Downtown Storefront
For Sale
$549,000
45 Broadway, Rocky Point, NY 11778
COMMERCIAL - Rocky Point, NY
Property Size1,020 SF
Lot Size0.04 Acres
Price / SF$538.24
Days on Market238
Property Features for 45 Broadway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
J6
Rooms
Basement
Parking features
On Street
Basement
Partial
Appliances
Gas Water Heater
Directions
Route 25A to Broadway
Standard status
Active
APN
0200-077-00-07-00-032-000
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11647
Utilities
Sewer type
Cesspool
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
partial basement
Building Details
Year built
1949
Floors in Building
1
Number of units
1
Flooring type
Laminate
Building materials
Block
Listing Agency:
Elite Residential Brokerage
(631) 608-0800
Listed By:
Leonard Saburro CRS E-PRO RENE SFR
(631) 608-0800
Added: Dec 16, 2025
Changed: Aug 4
Last Checked: Aug 11 at 3:06PM
MLS# 944663
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 1,020-square-foot storefront property at 45 Broadway offers a compact commercial footprint with a partial basement accessible from both inside and outside. The building was constructed in 1949 with block construction, laminate flooring, central air, and natural gas heating. Public water and a cesspool serve the property, while on-street parking is available. The offering is for the real estate only and is being conveyed as-is.
Located in Downtown Rocky Point, the property benefits from the commercial setting identified in the listing and carries J6 zoning. The 0.04-acre parcel provides a storefront format suited to a range of commercial configurations, with basement space available for storage or supporting operations.
Located in Downtown Rocky Point, the property benefits from the commercial setting identified in the listing and carries J6 zoning. The 0.04-acre parcel provides a storefront format suited to a range of commercial configurations, with basement space available for storage or supporting operations.
Key Highlights
- 1,020‑square‑foot commercial storefront building
- 0.04‑acre parcel in Downtown Rocky Point
- J6 zoning
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
$19,942
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
3.63%
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%
$398,840
$398.8K
Cap Rate 7%
$284,886
$284.9K
Cap Rate 9%
$221,578
$221.6K
Market Conditions
NOI Build-Up for 1,020 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
$30.6K $30.00/SF
− Vacancy
−$2.1K −$2.07/SF
EGI
$28.5K $27.93/SF
− OpEx
−$8.5K −$8.38/SF
NOI
$19.9K $19.55/SF
Area
Suffolk County, NY
Vacancy
6.90%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$398,840
Cap Rate 7%
$284,886
Cap Rate 9%
$221,578
Alternative Uses
Best Use
Retail
$284.9K
$249.3K – $332.4K
NOI $19,942 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$310.7K
$271.9K – $362.5K
NOI $21,752 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
316
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11778, NY
12,449
Population
5,028
Households
2.5
Avg Household Size
40
Median Age
40%
College-Educated
96%
High-School Grad
6.7 sq mi
ZIP Area
1,858
Density / Sq Mi
$119,656
Median Household Income
$65,379
Median Earnings
$1,948
Median Rent
$410,900
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?
Storefront property - J6-zoned commercial space with a partial basement and separate interior and exterior access.
Where is this storefront property located?
The property is located at 45 Broadway Rocky Point, NY.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 1,020‑square‑foot commercial storefront building; 0.04‑acre parcel in Downtown Rocky Point; J6 zoning
