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    Work-Live Office Suite Title is generated by Realmo AI

    122 Forest Avenue #Rear, Glen Cove, NY 11542

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    For Lease
    $4,500 /Mo

    Mint condition work-live suite with a first-floor office setup and parking for client and staff visits.

    Type:Commercial
    Added:
    May 8, 2026
    Days on Market:
    28
    Last Refresh:
    Jun 4 at 1:56 am

    Property Features for 122 Forest Avenue #Rear

    General Information

    Standard status
    Active
    Property subtype
    Commercial

    Building Details

    Year Built
    1954

    We can help!

    Listing Contact
    BEN K. GREENSPAN
    BEN K. GREENSPAN

    Listing agent BEN K. GREENSPAN

    Listing office BERKSHIRE HATHAWAY

    Listing date May 8, 2026

    Source Corcoran

    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 BERKSHIRE HATHAWAY

    HighLights

    • Mint condition work‑live suite in a building built in 1954
    • Fully functional 1st‑floor office suite with waiting room, reception office, and 4 additional offices
    • 1st‑floor includes an eat‑in kitchen, bathroom with shower, laundry, and 1.5 baths
    • 2nd floor offers 2 spacious bedrooms with large closets, plus a full bath (bedrooms also usable as offices)
    • 2‑zone central A/C for heating and cooling
    • Plenty of parking and easy access to shopping; close to the LIRR

    Overview

    This work-live setup offers a fully functional first-floor office suite configured for professional services and back-office operations. The layout includes a waiting room, reception office, and four additional offices, along with a full eat-in kitchen. There is also a bathroom with a shower and laundry, plus 1 1/2 additional baths, along with multiple closets for storage. The second floor provides two spacious bedrooms, which may also be used as offices, and includes large closets and a full bath.

    Separate entry is located at the rear of the building, providing direct access to the suite. The space is served by two-zone central air conditioning. The property includes plenty of parking and is positioned for convenient access to shopping, with close proximity to the LIRR.

    The configuration supports a range of uses including medical and mental health services, psychotherapy, internet and call center functions, sales office use, and roles such as mortgage broker or realtor back office operations. With its dedicated rear entry, dedicated waiting and reception area, and flexible second-floor rooms, it can suit an owner-operator who wants client-ready space alongside private living or additional office space.
    Location Intelligence

    Current Use by Public Records

    New Spa Castle Spa & Massage Center Prestige Style Salon Hair Salon Classic Cuts Barber Shop

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Glen Cove
    County
    Nassau
    State
    New York
    Longitude
    -73.6198715
    Latitude
    40.873577

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    FAQs

    What type of property is this?
    Live-work space - Mint condition work-live suite with a first-floor office setup and parking for client and staff visits.
    Where is this live-work space located?
    The property is located at 122 Forest Avenue #Rear Glen Cove, NY.
    What is the lease rate?
    The lease rate is $4,500 /Mo.
    What are key features of this property?
    This property features: Mint condition work‑live suite in a building built in 1954; Fully functional 1st‑floor office suite with waiting room, reception office, and 4 additional offices; 1st‑floor includes an eat‑in kitchen, bathroom with shower, laundry, and 1.5 baths
    (516) 741-3070
    We can help!
    Listing Contact
    BEN K. GREENSPAN
    BEN K. GREENSPAN
    Learn More
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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.

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