Medical Office Building with
For Sale
Contact for pricing
Pending
1023 Pulaski Road, Huntington, NY 11731
2,688 SF office building with partially finished basement, ADA rear ramp, four electric meters, and 15 parking spaces.
Property Size2,688 SF
Lot Size0.25 Acres
Days on Market224
Property Features for 1023 Pulaski Road
General Information
Standard status
Pending
Size
2,688 SF
Total Parking Spaces
15
Lot size
0.25 Acres
Property subtype
Office
Zoning
R5
Building Details
Buildings
1
Units
3
Tenancy
Multi
Listing Agency:
Winkler Real Estate Inc
Listed By:
Jamie Winkler
(631) 650-0900
Source:
Crexi
Added: Jan 24
Changed: Aug 8
Last Checked: Jul 24 at 3:57PM
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 Winkler Real Estate Inc
Investment Insights
Based on property information with market context.
This 2,688-square-foot commercial office building includes a partially finished basement and is presented for sale as an investment property only. The property is ADA compliant with a rear exterior ramp and includes one gas hot air boiler. There are four separate electric meters and individual HVAC systems serving each tenant suite, along with 15 parking spaces.
The building sits on the northwest corner of Pulaski Road and Irving Johnson Street in the hamlet of East Northport. The parcel is rectangular and includes 108+ feet of frontage along Pulaski Road and 127+ feet along Irving Johnson Street.
Three tenants are currently in place, consisting of a dentist, a stuttering and speech pathology center, and a social worker. Suite configurations total 2,236 SF across tenant spaces, with a common hallway included. Tenant leases include terms extending out to 12/31/2032, 12/31/2031, and 12/31/2028, each with respective options through later dates.
The building sits on the northwest corner of Pulaski Road and Irving Johnson Street in the hamlet of East Northport. The parcel is rectangular and includes 108+ feet of frontage along Pulaski Road and 127+ feet along Irving Johnson Street.
Three tenants are currently in place, consisting of a dentist, a stuttering and speech pathology center, and a social worker. Suite configurations total 2,236 SF across tenant spaces, with a common hallway included. Tenant leases include terms extending out to 12/31/2032, 12/31/2031, and 12/31/2028, each with respective options through later dates.
Key Highlights
- 2,688 SF commercial office building with a partially finished basement
- ADA compliant with rear exterior ramp; 15 parking spaces
- Four separate electric meters and individual HVAC systems for each tenant
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
$38,659
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
4.86%
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%
$773,180
$773.2K
Cap Rate 7%
$552,271
$552.3K
Cap Rate 9%
$429,544
$429.5K
Market Conditions
NOI Build-Up for 2,688 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
$64.5K $24.00/SF
− Vacancy
−$13.0K −$4.82/SF
EGI
$51.5K $19.18/SF
− OpEx
−$12.9K −$4.79/SF
NOI
$38.7K $14.38/SF
Area
Livingston County, NY
Vacancy
20.10%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$773,180
Cap Rate 7%
$552,271
Cap Rate 9%
$429,544
Alternative Uses
Best Use
Office B
$552.3K
$483.2K – $644.3K
NOI $38,659 @ 7.0% cap · market cap 4.86%
Second Best
Healthcare Medical
$535.3K
$468.4K – $624.5K
NOI $37,469 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$736.4K
$644.3K – $859.1K
NOI $51,545 @ 7.0% cap · market cap 6.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
724
Businesses Nearby
Explore this area
Business Placement
Demographics for 11731, NY
30,353
Population
11,073
Households
2.7
Avg Household Size
44
Median Age
51%
College-Educated
96%
High-School Grad
8.3 sq mi
ZIP Area
3,657
Density / Sq Mi
$158,819
Median Household Income
$68,071
Median Earnings
$2,261
Median Rent
$622,100
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?
Office units - 2,688 SF office building with partially finished basement, ADA rear ramp, four electric meters, and 15 parking spaces.
Where is this office units located?
The property is located at 1023 Pulaski Road Huntington, NY.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 2,688 SF commercial office building with a partially finished basement; ADA compliant with rear exterior ramp; 15 parking spaces; Four separate electric meters and individual HVAC systems for each tenant
