Mixed-Use Property with
For Sale
$685,000
10 Hunter Avenue, Miller Place, NY 11764
Existing dental-practice layout includes a foyer, waiting area, and attached residential space.
Property Size2,500 SF
Days on Market453
Property Features for 10 Hunter Avenue
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Commercial
Zoning
Mixed
Taxes and HOA fees
Annual Taxes
$18,154
Building Details
Building Size
2,500 SF
Year Built
1974
Buildings
1
Stories
2
Listing Agency:
Howard Hanna Coach
(631) 767-2830
Listed By:
Melissa Roger
(631) 767-2830
Source:
Callexitfirst
Added: Jun 5, 2025
Changed: Aug 28
Last Checked: Aug 29 at 10:22AM
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 Howard Hanna Coach
Investment Insights
Based on property information with market context.
This mixed-use property at 10 Hunter Avenue is currently configured as a dental practice, with a grand foyer and dedicated waiting area. The attached apartment includes 2+ bedrooms, adding a residential component to the commercial layout. Built in 1974, the property carries Mixed zoning.
A large circular driveway provides on-site parking and access for clients and staff. The property is situated on a quiet block in Miller Place, New York, and its existing configuration supports medical-office use or other business applications identified for the space.
A large circular driveway provides on-site parking and access for clients and staff. The property is situated on a quiet block in Miller Place, New York, and its existing configuration supports medical-office use or other business applications identified for the space.
Key Highlights
- Mixed‑use property with existing dental‑practice configuration
- Attached apartment with 2+ bedrooms
- Grand foyer and dedicated waiting area
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
$44,505
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
6.50%
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%
$890,100
$890.1K
Cap Rate 7%
$635,786
$635.8K
Cap Rate 9%
$494,500
$494.5K
Market Conditions
NOI Build-Up for 2,500 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
$77.4K $30.96/SF
− Vacancy
−$6.2K −$2.48/SF
EGI
$71.2K $28.48/SF
− OpEx
−$26.7K −$10.68/SF
NOI
$44.5K $17.80/SF
Area
Suffolk County, NY
Vacancy
8.00%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
37.50%
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%
$890,100
Cap Rate 7%
$635,786
Cap Rate 9%
$494,500
Alternative Uses
Best Use
Mixed Use
$635.8K
$556.3K – $741.8K
NOI $44,505 @ 7.0% cap · market cap 6.50%
Second Best
Office B
$614.1K
$537.4K – $716.5K
NOI $42,989 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$761.6K
$666.4K – $888.6K
NOI $53,313 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Explore this area
Business Placement
Demographics for 11764, NY
12,566
Population
4,605
Households
2.7
Avg Household Size
43
Median Age
48%
College-Educated
94%
High-School Grad
9.2 sq mi
ZIP Area
1,366
Density / Sq Mi
$142,344
Median Household Income
$62,823
Median Earnings
$1,221
Median Rent
$589,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Existing dental-practice layout includes a foyer, waiting area, and attached residential space.
Where is this mixed-use property located?
The property is located at 10 Hunter Avenue Miller Place, NY.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Mixed‑use property with existing dental‑practice configuration; Attached apartment with 2+ bedrooms; Grand foyer and dedicated waiting area
