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    56475 Route 25 Southold, NY 11971

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    Claim this Listing
    For Lease
    $1,100 /Mo

    COMMERCIAL - Southold, NY

    Added:
    Jan 4, 2026
    Days on Market:
    114
    Last Refresh:
    Apr 28 at 8:06 pm

    Property Features for 56475 Route 25

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    HB
    Parking
    8
    Standard status
    Active
    APN
    1000-063-00-03-00-014-000

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    9831

    Utilities

    Sewer type
    Cesspool
    Heating system
    Baseboard
    Cooling system
    Multi Units
    Water source
    Public

    Building Details

    Building materials
    Frame

    We can help!

    Listing Contact
    Timothy O'Keefe

    Listing agent Timothy O'Keefe

    Listing office Signature Premier Properties 53935 Main Rd PO Box 1055, Huntington, NY

    Listing date Jan 4, 2026

    MLS# 947913

    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.

    Overview

    Adaptable Commercial Office Suite

    This commercial office suite in Southold, NY, features a flexible floor plan suitable for a wide range of professional and creative uses. The space includes two private offices and a large open common area, ideal for reception, collaborative workspace, or production. A private in-suite full restroom and closet storage space are also included. The layout accommodates multiple use types, such as professional services like law, accounting, or consulting, as well as creative or studio space. It is also functional for small operational businesses, including e-commerce or drop-shipping companies requiring office, staging, light administrative functions, or storage. The commercial space is in functional condition and presents a value-add opportunity for customization to suit specific business needs. Its adaptable layout and competitive pricing make it suitable for businesses seeking flexibility.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Southold
    County
    Suffolk
    State
    New York
    Longitude
    -72.420027
    Latitude
    41.068529

    Nearby Similar for Lease

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      Southold Retail/Office Space Available

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      Southold Garage Space For Rent

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      Southold Office Suite For Rent

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      North Fork Business Headquarters

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      North Fork Detached Garage Space

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    FAQs

    What type of property is this?
    Office units - Flexible office space suitable for various professional and creative uses.
    Where is this office units located?
    The property is located at 56475 Route 25 Southold, NY.
    What is the lease rate?
    The lease rate is $1,100 /Mo.
    What are key features of this property?
    This property features: Flexible floor plan suitable for various professional and creative uses.; Adaptable layout for multiple use types (professional services, creative space, e‑commerce).; Features two private offices and a large open common area.
    (631) 655-3971
    We can help!
    Listing Contact
    Timothy O'Keefe
    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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