Medical Office Building For
For Sale
Contact for pricing
Pending
20 Grand Ave, Shirley, NY 11967
Medical office building in Shirley, delivered vacant, ample parking.
Property Size6,000 SF
Days on Market924
Property Features for 20 Grand Ave
General Information
Standard status
Pending
Size
6,000 SF
Class
B
Total Parking Spaces
32
Property subtype
Office
Zoning
Commercial
Building Details
Year Built
1990
Buildings
1
Stories
1
Listing Agency:
American Investment Properties
(516) 393-2300
Listed By:
Ron Koenigsberg CCIM · License #NY 31K00933350
Source:
Crexi
Added: Feb 12, 2024
Changed: Aug 8
Last Checked: Jul 24 at 1:19PM
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.
The property at 20 Grand Ave, Shirley, features a 6,000 square foot medical office building. The property is for sale and will be delivered vacant at sale. It includes 32 on-site parking spaces. The location is surrounded by various neighborhood retail and amenities.
Key Highlights
- Delivered vacant at sale
- Medical office building
- Ample on‑site parking with 32 spaces
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
$103,172
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
8.67%
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%
$2,063,440
$2.1M
Cap Rate 7%
$1,473,886
$1.5M
Cap Rate 9%
$1,146,356
$1.1M
Market Conditions
NOI Build-Up for 6,000 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
$167.8K $27.96/SF
− Vacancy
−$30.2K −$5.03/SF
EGI
$137.6K $22.93/SF
− OpEx
−$34.4K −$5.73/SF
NOI
$103.2K $17.20/SF
Area
Suffolk County, NY
Vacancy
18.00%
Lease Rate
$27.96 /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%
$2,063,440
Cap Rate 7%
$1,473,886
Cap Rate 9%
$1,146,356
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.72M
NOI $103,172 @ 7.0% cap · market cap 8.67%
Second Best
Healthcare Medical
$1.37M
$1.20M – $1.60M
NOI $95,964 @ 7.0% cap · market cap 8.06%
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,951 @ 7.0% cap · market cap 10.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
706
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11967, NY
26,213
Population
8,922
Households
2.9
Avg Household Size
39
Median Age
18%
College-Educated
89%
High-School Grad
13.2 sq mi
ZIP Area
1,986
Density / Sq Mi
$106,810
Median Household Income
$52,515
Median Earnings
$2,157
Median Rent
$386,300
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?
Medical Office Space - Medical office building in Shirley, delivered vacant, ample parking.
Where is this medical office space located?
The property is located at 20 Grand Ave Shirley, NY.
What is the asking price?
The asking price for this property is $1,190,000.
What are key features of this property?
This property features: Delivered vacant at sale; Medical office building; Ample on‑site parking with 32 spaces
