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    46520 County Rte 48, Unit 5 Southold, NY 11971

    Sponsored
    For Lease
    $2,500 /Mo ($0.35 SF/Yr)

    COMMERCIAL - Southold, NY

    Type:Retail
    Property size:
    1,200 SF
    Lot size:
    1.98 Acres
    Days on Market:
    13
    Last Refresh:
    Feb 2 at 10:06 am

    Property Features for 46520 County Rte 48

    General Information

    Property type
    Commercial Lease
    Property subtype
    Retail
    Standard status
    Active
    Security features
    Security Lighting
    Zoning
    GB
    APN
    1000-055-00-05-00-007-000
    Parking features
    Parking Lot
    Accessibility
    Accessible Approach with Ramp
    Size
    1,200 SF
    Lot size
    1.98 Acres

    Utilities

    Utilities
    Cable Available
    Sewer type
    Cesspool
    Heating system
    Propane (Heating), Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1987
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Concrete

    We can help!

    Listing Contact
    Thomas J. McCarthy C2EX
    Thomas J. McCarthy C2EX

    Thomas J. McCarthy Real Estate Inc. (631) 765-5815

    Listing agent Thomas J. McCarthy C2EX (516) 779-6386

    Listing date Jan 21, 2026

    MLS# 941224

    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.

    Learn more

    Property Insight Report

    Overview

    Southold Retail/Office Space Available

    This commercial space is located within a professionally managed shopping center in Southold, known for its high traffic and market recognition. The available space is 1,200 square feet, with the potential to expand up to 2,400 contiguous square feet with an adjacent unit. This location is suitable for retail, professional office, studio or creative space, medical, dental, or service uses seeking visibility within a reputable commercial complex. The space features an efficient footprint of approximately 20' x 40', including a rear private office and a private restroom. The interior benefits from natural light, oversized front display windows, and a double-door entry. Features include exposed concrete flooring, central air conditioning and heating, and power distribution throughout. The property is part of a well-maintained complex featuring accessible curb cuts and entrances, a designated area for private trash collection, and ample on-site parking. The center includes monumental signage, security lighting, and an on-site management office. The building and parking areas are consistently maintained. The lot size is 1.98 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Map

    City
    Southold
    County
    Suffolk
    State
    New York
    Longitude
    -72.426
    Latitude
    41.0609

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    FAQs

    What type of property is this?
    Retail space - Prime Southold shopping center space, ideal for retail or office.
    Where is this retail space located?
    The property is located at 46520 County Rte 48, Unit 5 Southold, NY.
    What is the lease rate?
    The lease rate is $0.35 SF/Yr.
    What are key features of this property?
    This property features: - Prime location in Southold's premier shopping center with high traffic and strong market recognition.; - 1,200 SF available immediately, with potential to expand to 2,400 SF.; - Suitable for retail, office, studio, medical, dental, or service.
    (631) 765-5815
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    46520 County Rte 48, Unit 5 Southold, NY 11971
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    Southold, NY 11971
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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
    46520 County Rte 48, Unit 5 Southold, NY 11971
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    We can help!
    Listing Contact
    Thomas J. McCarthy C2EX
    Thomas J. McCarthy C2EX
    Real Estate License ID: 31MC0791905
    (631) 765-5815
    Learn more
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