Single-Story Retail
For Sale
Contact for pricing
134 Main Street, Port Jefferson, NY 11777
Single-story retail building with interior and exterior access, including a 5,000 sf Lobster House restaurant.
Property Size15,000 SF
Price / SF$346.67
Days on Market153
Property Features for 134 Main Street
General Information
Standard status
Active
Size
15,000 SF
Total Parking Spaces
20
Property subtype
Retail
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$364,722
Amenities
outdoor dining
Building Details
Year Built
1956
Stories
1
Tenancy
Multi
Listing Agency:
Berkshire Hathaway Commercial Services | Laffey International Realty
Listed By:
Frank S. Mannino · License #NY 10401361647
Source:
Crexi
Added: Apr 11
Changed: Sep 8
Last Checked: Sep 10 at 6:14AM
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 Commercial Services | Laffey International Realty
Investment Insights
Based on property information with market context.
Single-story retail building offering both interior and exterior access. The property totals 15,000 sf and includes a 5,000 sf Lobster House restaurant, with outdoor dining also noted as part of the setup.
Located in the heart of Port Jefferson Village at 134 Main St, the restaurant features private access to the Village municipal parking lot.
This configuration supports straightforward street-level retail operations alongside a full-service restaurant component within the same building envelope.
Located in the heart of Port Jefferson Village at 134 Main St, the restaurant features private access to the Village municipal parking lot.
This configuration supports straightforward street-level retail operations alongside a full-service restaurant component within the same building envelope.
Key Highlights
- 15,000 SF, single‑story retail building in Port Jefferson Village
- Interior and exterior access throughout the building
- Includes a 5,000 SF Lobster House restaurant
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
$293,265
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
5.64%
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%
$5,865,300
$5.9M
Cap Rate 7%
$4,189,500
$4.2M
Cap Rate 9%
$3,258,500
$3.3M
Market Conditions
NOI Build-Up for 15,000 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
$450.0K $30.00/SF
− Vacancy
−$31.1K −$2.07/SF
EGI
$419.0K $27.93/SF
− OpEx
−$125.7K −$8.38/SF
NOI
$293.3K $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%
$5,865,300
Cap Rate 7%
$4,189,500
Cap Rate 9%
$3,258,500
Alternative Uses
Best Use
Retail
$4.19M
$3.67M – $4.89M
NOI $293,265 @ 7.0% cap · market cap 5.64%
Second Best
Specialty Retail
$3.90M
$3.41M – $4.55M
NOI $272,736 @ 7.0% cap · market cap 5.24%
Theoretical Best
Office A
$4.57M
$4.00M – $5.33M
NOI $319,879 @ 7.0% cap · market cap 6.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
979
Businesses Nearby
15k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 48%
Dining 28%
Groceries 24%
Chase Bank
Shops & Services
3,902 visits/mo
0.1 miles
The Spice & Tea Exchange
Groceries
3,506 visits/mo
0.0 miles
M&T Bank
Shops & Services
3,133 visits/mo
0.1 miles
Kilwin's
Dining
2,948 visits/mo
0.1 miles
Ralph's Famous Italian Ices
Dining
1,212 visits/mo
0.1 miles
Demographics for 11777, NY
9,346
Population
3,893
Households
2.4
Avg Household Size
46
Median Age
69%
College-Educated
97%
High-School Grad
4.4 sq mi
ZIP Area
2,124
Density / Sq Mi
$148,519
Median Household Income
$72,042
Median Earnings
$2,261
Median Rent
$655,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Retail space - Single-story retail building with interior and exterior access, including a 5,000 sf Lobster House restaurant.
Where is this retail space located?
The property is located at 134 Main Street Port Jefferson, NY.
What is the asking price?
The asking price for this property is $5,200,000.
What are key features of this property?
This property features: 15,000 SF, single‑story retail building in Port Jefferson Village; Interior and exterior access throughout the building; Includes a 5,000 SF Lobster House restaurant
