Recently Renovated Retail/Office
For Sale
$899,000
720 Route 25A, Rocky Point, NY 11778
Two renovated store spaces with a basement on one side and extensive parking on a high-traffic road.
Property Size3,774 SF
Price / SF$238.21
Days on Market150
Property Features for 720 Route 25A
General Information
Standard status
Active
Size
3,774 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$17,272
Building Details
Building Size
3,774 SF
Listing Agency:
(631) 831-0440
Listed By:
Nicole N. Kurt
(631) 831-0440
Source:
Elliman
Added: Mar 27
Changed: Aug 15
Last Checked: Aug 23 at 7:26AM
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 Nicole N. Kurt
Investment Insights
Based on property information with market context.
This recently renovated building offers two spacious stores side by side, plus a basement on one side. The improvements include renovated bathrooms, a brand new roof, new split units on both sides, new flooring, and freshly painted interiors. The right-side store includes a full basement, with two exterior entrances to the basement.
The property is located on a high-traffic road with additional parking on both sides of the building, supporting retail, office, or mixed-use occupancy.
Both store spaces are configured for straightforward tenant use, with shared exterior parking convenience and updated mechanical, roofing, and interior finishes throughout the building.
The property is located on a high-traffic road with additional parking on both sides of the building, supporting retail, office, or mixed-use occupancy.
Both store spaces are configured for straightforward tenant use, with shared exterior parking convenience and updated mechanical, roofing, and interior finishes throughout the building.
Key Highlights
- Recently renovated two‑store building with 3,774 SF total plus basement space on one side
- Right‑side store includes a full basement with 2 exterior basement entrances
- Brand new roof, new split HVAC units on both sides, new flooring, and freshly painted interiors
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
$73,785
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
8.21%
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%
$1,475,700
$1.5M
Cap Rate 7%
$1,054,071
$1.1M
Cap Rate 9%
$819,833
$819.8K
Market Conditions
NOI Build-Up for 3,774 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
$113.2K $30.00/SF
− Vacancy
−$7.8K −$2.07/SF
EGI
$105.4K $27.93/SF
− OpEx
−$31.6K −$8.38/SF
NOI
$73.8K $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%
$1,475,700
Cap Rate 7%
$1,054,071
Cap Rate 9%
$819,833
Alternative Uses
Best Use
Retail
$1.05M
$922.3K – $1.23M
NOI $73,785 @ 7.0% cap · market cap 8.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,481 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
396
Businesses Nearby
12k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
7-Eleven
Shops & Services
9,191 visits/mo
0.1 miles
Mavis Discount Tire
Shops & Services
2,272 visits/mo
0.2 miles
Caliber Collision
Shops & Services
408 visits/mo
0.1 miles
Demographics for 11778, NY
12,449
Population
5,028
Households
2.5
Avg Household Size
40
Median Age
40%
College-Educated
96%
High-School Grad
6.7 sq mi
ZIP Area
1,858
Density / Sq Mi
$119,656
Median Household Income
$65,379
Median Earnings
$1,948
Median Rent
$410,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Two renovated store spaces with a basement on one side and extensive parking on a high-traffic road.
Where is this storefront property located?
The property is located at 720 Route 25A Rocky Point, NY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Recently renovated two‑store building with 3,774 SF total plus basement space on one side; Right‑side store includes a full basement with 2 exterior basement entrances; Brand new roof, new split HVAC units on both sides, new flooring, and freshly painted interiors
