NNN CVS Drug
For Sale
Contact for pricing
111 TERRY RD, Smithtown, NY 11787
Corporate-guaranteed pharmacy property with customer parking and highway access.
Property Size10,125 SF
Price / SF$424.59
Days on Market103
Property Features for 111 TERRY RD
General Information
Standard status
Active
Size
10,125 SF
Total Parking Spaces
28
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Net Operating Income
$245,470
Building Details
Year Built
1997
Tenancy
Single
Listing Agency:
American Investment Properties
(516) 393-2300
Listed By:
Ron Koenigsberg CCIM · License #NY 31K00933350
Source:
Crexi
Added: May 20
Changed: Aug 29
Last Checked: Aug 29 at 5:43PM
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 American Investment Properties
Investment Insights
Based on property information with market context.
This 10,125-square-foot drug store was built in 1997 and is occupied by a CVS Pharmacy under an NNN structure with a corporate guarantee. The property includes on-site customer parking and is positioned near major highways.
The asset is located at 111 Terry Rd in Smithtown, NY 11787, providing a defined commercial setting for this pharmacy property.
The asset is located at 111 Terry Rd in Smithtown, NY 11787, providing a defined commercial setting for this pharmacy property.
Key Highlights
- 10,125‑square‑foot CVS Pharmacy property
- NNN structure with corporate guarantee
- Built in 1997
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
$275,562
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
6.41%
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%
$5,511,240
$5.5M
Cap Rate 7%
$3,936,600
$3.9M
Cap Rate 9%
$3,061,800
$3.1M
Market Conditions
NOI Build-Up for 10,125 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
$388.8K $38.40/SF
− Vacancy
−$21.4K −$2.11/SF
EGI
$367.4K $36.29/SF
− OpEx
−$91.9K −$9.07/SF
NOI
$275.6K $27.22/SF
Area
Smithtown, NY
Vacancy
5.50%
Lease Rate
$38.40 /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%
$5,511,240
Cap Rate 7%
$3,936,600
Cap Rate 9%
$3,061,800
Alternative Uses
Best Use
Specialty Retail
$3.94M
$3.44M – $4.59M
NOI $275,562 @ 7.0% cap · market cap 6.41%
Second Best
Retail
$3.18M
$2.78M – $3.71M
NOI $222,661 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$6.27M
$5.49M – $7.31M
NOI $438,858 @ 7.0% cap · market cap 10.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,162
Businesses Nearby
55k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
7-Eleven
Shops & Services
13,416 visits/mo
0.3 miles
Sunoco
Shops & Services
12,765 visits/mo
0.3 miles
Chase Bank
Shops & Services
10,327 visits/mo
0.3 miles
TD Bank
Shops & Services
6,324 visits/mo
0.2 miles
Smithtown Toyota
Shops & Services
4,995 visits/mo
0.3 miles
Demographics for 11787, NY
35,361
Population
12,147
Households
2.9
Avg Household Size
45
Median Age
51%
College-Educated
96%
High-School Grad
14.9 sq mi
ZIP Area
2,373
Density / Sq Mi
$141,505
Median Household Income
$64,248
Median Earnings
$2,349
Median Rent
$642,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Walgreens Pharmacy — 712 Smithtown Bypass, Smithtown, NY 11787
- CVS Pharmacy — 111 Terry Rd, Smithtown, NY 11787
- COVID-19 Drive-Thru Testing at Walgreens — 712 Smithtown Bypass, Smithtown, NY 11787
- Daniel Lewis — 712 Smithtown Bypass, Smithtown, NY 11787
- Mohammed Ellahi — 712 Smithtown Bypass, Smithtown, NY 117875004
Frequently Asked Questions
What type of property is this?
Drug store - Corporate-guaranteed pharmacy property with customer parking and highway access.
Where is this drug store located?
The property is located at 111 TERRY RD Smithtown, NY.
What is the asking price?
The asking price for this property is $4,299,000.
What are key features of this property?
This property features: 10,125‑square‑foot CVS Pharmacy property; NNN structure with corporate guarantee; Built in 1997
