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    Two-Story Salon Retail Suite Title is generated by Realmo AI

    1 School Street #104, Glen Cove, NY 11542

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    For Sale
    $999,900

    Long-established salon space in a condominium setting with two floors and 100 on-site parking spaces for clients.

    Type:Commercial
    Property size:
    3,500 SF
    Price / SF:
    $285/SF
    Added:
    Apr 4, 2026
    Days on Market:
    62
    Last Refresh:
    Jun 4 at 1:52 am

    Property Features for 1 School Street #104

    General Information

    Standard status
    Active
    Size
    3,500 SF
    Property subtype
    Commercial

    We can help!

    Listing Contact
    GUS LAFKAS
    GUS LAFKAS

    Listing agent GUS LAFKAS License #10301201664

    Listing office DOUGLAS ELLIMAN REAL ESTATE

    Listing date Apr 4, 2026

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of DOUGLAS ELLIMAN REAL ESTATE

    HighLights

    • Long‑established salon space in a condominium complex in Glen Cove
    • Operating for over 44 years; business is sold separately
    • 3,500 SF across two floors
    • 100 on‑site parking spaces for clients and staff
    • Well‑maintained condominium setting

    Overview

    This established salon retail suite is located within a well-maintained condominium complex and consists of approximately 3,500 square feet across two floors. The space is presented as an operational, long-running business location, with the listing noting that the business is sold separately. For an owner-operator or an investor seeking a turn-key salon setting, the layout is already configured for service use and has operated successfully for more than 44 years.

    Situated at 1 School Street #104 in Glen Cove, the property benefits from a convenient on-site parking arrangement, with 100 parking spaces available for clients and staff. The unit’s storefront positioning within the condominium complex supports daily customer access and visibility in the immediate retail environment.

    Buyers should consider this property for salon ownership or for bringing a new concept into a proven, continuously used facility within the same location. With the space already set up for salon operations and the business expressly indicated as sold separately, it offers a straightforward path for a new operator while retaining the operational credibility associated with long-term tenancy.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $105.0k $30.00
    − Vacancy −$6.0k −$1.71
    EGI $99.0k $28.29
    − OpEx −$29.7k −$8.49
    NOI $69.3k $19.80
    3,500 SF · lease $30.00/SF/yr · vacancy 5.70% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $990.2K
    $866.4K – $1.16M (±1% cap)
    NOI $69,311 @ 7.0% cap · market cap 6.93%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Specialty Retail
    $2.31M
    $2.02M – $2.70M (±1% cap)
    NOI $161,989 @ 7.0% cap · market cap 16.20%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Dr. Sheetal Desai Physician Dr. Beata Surma, ... Pediatrician DiMaggio Associates Law Firm Muldoon & Muldoon Law Firm Assembly Member Charles ... State Government Office

    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.

    Similar Places Nearby

    • Capobianco's Glen Street Florist — 282 Glen St, Glen Cove, NY 11542

    Location Insight

    • Map
    • Local Demand
    City
    Glen Cove
    County
    Nassau
    State
    New York
    Longitude
    -73.6318072
    Latitude
    40.8648132

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    FAQs

    What type of property is this?
    Storefront property - Long-established salon space in a condominium setting with two floors and 100 on-site parking spaces for clients.
    Where is this storefront property located?
    The property is located at 1 School Street #104 Glen Cove, NY.
    What is the asking price?
    The asking price for this property is $999,900.
    What are key features of this property?
    This property features: Long‑established salon space in a condominium complex in Glen Cove; Operating for over 44 years; business is sold separately; 3,500 SF across two floors
    (516) 623-4500
    We can help!
    Listing Contact
    GUS LAFKAS
    GUS LAFKAS
    Real Estate License ID: 10301201664
    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.

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