Building Details

Year Built 1972

Listing Agency: North Fork S**@corcoran.com Show Phone

Listed By: Sheri Winter Parker · License #10301200825 Show Phone

Source: Corcoran

Added: Mar 18, 2025 Changed: Jul 10 Last Checked: Aug 11 at 9:01AM

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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 North Fork

Investment Insights

Based on property information with market context.

Located in Mattituck, this commercial property features a blend of retail space and residential income opportunities. The property is zoned for Hamlet Business, offering potential for various businesses. The property includes two fully-leased, income-producing apartments.

Key Highlights

• Prime location in the heart of Mattituck.
• Zoned for Hamlet Business, suitable for various businesses.
• Includes two fully‑leased, income‑producing apartments.

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

$70,579

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

4.21%

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%

$1,411,580 $1.4M

Cap Rate 7%

$1,008,271 $1.0M

Cap Rate 9%

$784,211 $784.2K

Market Conditions

NOI Build-Up for 3,610 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

$108.3K $30.00/SF

− Vacancy

−$7.5K −$2.07/SF

EGI

$100.8K $27.93/SF

− OpEx

−$30.2K −$8.38/SF

NOI

$70.6K $19.55/SF

Area

Suffolk County, NY

Vacancy

6.90%

Lease Rate

$30.00 /SF/Yr

Expense Ratio

30.00%

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%

$1,411,580

Cap Rate 7%

$1,008,271

Cap Rate 9%

$784,211

Alternative Uses

Best Use

Retail

$1.01M

$882.2K – $1.18M (±1% cap)

NOI $70,579 @ 7.0% cap · market cap 4.21%

Second Best

Mixed Use

$918.1K

$803.3K – $1.07M (±1% cap)

NOI $64,265 @ 7.0% cap · market cap 3.84%

Theoretical Best

Office A

$1.10M

$962.3K – $1.28M (±1% cap)

NOI $76,984 @ 7.0% cap · market cap 4.60%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Eastern Front Brewing ... Production Facility

Suggested Use

Top Pick Parking Lot & Garage Storage Facility Furniture & Home Goods Big Box & Wholesale Store Carpet & Flooring Store (Bike/Boat/Book/etc) Store

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

454

Businesses Nearby

9k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Dining 56% Electronics 44%

Starbucks Dining

5,091 visits/mo 0.5 miles

Verizon Electronics

3,977 visits/mo 0.5 miles

Demographics for 11952, NY

4,701

Population

2,773

Households

1.7

Avg Household Size

50

Median Age

51%

College-Educated

94%

High-School Grad

9.3 sq mi

ZIP Area

505

Density / Sq Mi

$116,667

Median Household Income

$55,625

Median Earnings

$2,081

Median Rent

$714,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

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 mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Commercial property with retail space and residential income potential.

Where is this mixed-use property located?

The property is located at 13100 Main Road Mattituck, NY.

What is the asking price?

The asking price for this property is $1,675,000.

What are key features of this property?

This property features: Prime location in the heart of Mattituck.; Zoned for Hamlet Business, suitable for various businesses.; Includes two fully‑leased, income‑producing apartments.