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    Historic Office Space in Village Title is generated by Realmo AI

    118 W Broadway, Port Jefferson, NY 11777

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    Claim this Listing
    New
    For Lease
    $1,500 /Mo

    COMMERCIAL - Port Jefferson, NY

    Type:Office
    Added:
    May 29, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 2 at 4:06 pm

    Property Features for 118 W Broadway

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Parking
    1
    Parking features
    Parking Lot, Assigned
    Standard status
    Active

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    294944

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas
    Cooling system
    Wall/Window Unit(s), Window Unit(s)
    Water source
    Public
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Floors in Building
    2
    Building materials
    Wood Siding

    We can help!

    Listing Contact
    Steven Munoz

    Listing agent Steven Munoz License #10401338085

    Listing office Century 21 Icon 326 Main St, Port Jefferson, NY

    Listing date May 29, 2026

    MLS# 1006264

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location in the heart of Port Jefferson Village with WATERFRONT VIEWS of Port Jefferson Harbor.
    • Located in the ICONIC ROE HOUSE, a landmark property with historic character dating back to 1682.
    • Ideal for professional services seeking a distinguished office setting.
    • Steps away from popular restaurants, bars, cafes, boutiques, and local retailers.
    • Includes PARKING LOT with assigned parking.
    • Heating via Natural Gas and Cooling via Wall/Window Unit(s).

    Overview

    This is a rare opportunity to lease the entire second-floor office space in the iconic Roe House, a landmark property originally built in 1682. The property is located at 118 W Broadway in the heart of Port Jefferson Village and offers views of Port Jefferson Harbor, including the ferry and passing boats. The space is accessed through the shared entrance of the Greater Port Jefferson Chamber of Commerce. It is suitable for attorneys, accountants, consultants, therapists, architects, designers, or any professional service seeking a distinguished office setting in a prime waterfront village location. The property is located steps from restaurants, bars, cafes, boutiques, and local retailers.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port Jefferson
    County
    Suffolk
    State
    New York
    Longitude
    -73.062664
    Latitude
    40.949316

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    FAQs

    What type of property is this?
    Office units - Second-floor office space with harbor views in Port Jefferson.
    Where is this office units located?
    The property is located at 118 W Broadway Port Jefferson, NY.
    What is the lease rate?
    The lease rate is $1,500 /Mo.
    What are key features of this property?
    This property features: Prime location in the heart of Port Jefferson Village with WATERFRONT VIEWS of Port Jefferson Harbor.; Located in the ICONIC ROE HOUSE, a landmark property with historic character dating back to 1682.; Ideal for professional services seeking a distinguished office setting.
    (631) 258-3916
    We can help!
    Listing Contact
    Steven Munoz
    Real Estate License ID: 10401338085
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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.

    More about this property
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