Building Details

Year Built 1970

Listing Agency: s***@svn.com Show Phone

Listed By: Steven Stoehrer · License #NY #S1St1012361 Show Phone

Source: Svn

Added: Nov 21, 2025 Changed: Jul 6 Last Checked: Aug 8 at 4:23AM

Report an Issue

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 Steven Stoehrer

Investment Insights

Based on property information with market context.

Located at 127 Brightside Avenue in Central Islip, New York, this industrial property offers 8,000 square feet of space. The property features two drive-in bays, one loading dock, and 16-foot clearance under steel. An additional 500 square foot building is located on the site, which is not included in the total square footage. The property is currently occupied by Central Scrap Metal Corp. The location provides easy access to area parkways and the Long Island Expressway. Situated in Suffolk County, Long Island, near the Connetquot River State Park Preserve, Central Islip has a population of 31,800. The property is centrally located with easy access to I-495, the Long Island Expressway to the north, and Southern State Parkway to the south. It is 15 minutes to LI MacArthur Airport and 14 minutes to Southside Hospital. New York City is 47 miles west. The Brentwood train station of the Long Island Railroad is 1.4 miles away.

Key Highlights

• Strategic location with easy access to I‑495, Southern State Parkway, and Long Island Expressway.
• Substantial 8,000 sq ft industrial space with two drive‑in bays, one loading dock, and 16‑foot clearance under steel.
• Proximity to transportation hubs: 15 minutes to LI MacArthur Airport and 1.4 miles from the Brentwood train station.

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

$122,596

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

6.81%

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%

$2,451,920 $2.5M

Cap Rate 7%

$1,751,371 $1.8M

Cap Rate 9%

$1,362,178 $1.4M

Market Conditions

NOI Build-Up for 8,000 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

$153.6K $19.20/SF

− Vacancy

−$9.4K −$1.17/SF

EGI

$144.2K $18.03/SF

− OpEx

−$21.6K −$2.70/SF

NOI

$122.6K $15.32/SF

Area

Suffolk County, NY

Vacancy

6.10%

Lease Rate

$19.20 /SF/Yr

Expense Ratio

15.00%

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%

$2,451,920

Cap Rate 7%

$1,751,371

Cap Rate 9%

$1,362,178

Alternative Uses

Best Use

Warehouse

$1.75M

$1.53M – $2.04M (±1% cap)

NOI $122,596 @ 7.0% cap · market cap 6.81%

Second Best

Industrial

$1.62M

$1.42M – $1.89M (±1% cap)

NOI $113,581 @ 7.0% cap · market cap 6.31%

Theoretical Best

Office A

$2.44M

$2.13M – $2.84M (±1% cap)

NOI $170,602 @ 7.0% cap · market cap 9.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Central Scrap Recycling Center

Suggested Use

Top Pick Real Estate Agency Law Firm Dental Office Building Supply Gym & Fitness Center Skin Care Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

550

Businesses Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Demographics for 11722, NY

37,491

Population

10,824

Households

3.5

Avg Household Size

35

Median Age

18%

College-Educated

77%

High-School Grad

7.0 sq mi

ZIP Area

5,356

Density / Sq Mi

$110,365

Median Household Income

$42,424

Median Earnings

$2,094

Median Rent

$407,100

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Similar Off Market Nearby

• Marko Storage Facility — 1090 County Rd 100, Brentwood, NY 11717

Frequently Asked Questions

What type of property is this?

Warehouse - 8,000 SF industrial space with drive-in bays and loading dock.

Where is this warehouse located?

The property is located at 127 Brightside Ave Central Islip, NY.

What is the asking price?

The asking price for this property is $1,799,000.

What are key features of this property?

This property features: Strategic location with easy access to I‑495, Southern State Parkway, and Long Island Expressway.; Substantial 8,000 sq ft industrial space with two drive‑in bays, one loading dock, and 16‑foot clearance under steel.; Proximity to transportation hubs: 15 minutes to LI MacArthur Airport and 1.4 miles from the Brentwood train station.