Mixed-Use Property with
For Sale
$2,795,000
13500 Main Road, Mattituck, NY 11952
HB zoning supports retail, office, restaurant, and service uses.
Property Size5,250 SF
Price / SF$532.38
Days on Market172
Property Features for 13500 Main Road
General Information
Standard status
Active
Size
5,250 SF
Property subtype
Mixed Use
Listing Agency:
Compass
(631) 480-5225
Listed By:
Sean Deery · License #10401366519
(631) 480-5225
Source:
Compass
Added: Mar 13
Changed: Aug 30
Last Checked: Aug 30 at 1:07PM
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 Compass
Investment Insights
Based on property information with market context.
Located at 13500 Main Road in Mattituck, this mixed-use property encompasses approximately 5,250 SF across three structures on a 0.5-acre parcel. The front building contains two ground-floor storefronts, including an established pizzeria and a vacant retail or office suite. A two-story rear building provides one apartment on each level, with the structures connected by an extensive deck system.
The property includes 20 parking spaces, two of them on the street, plus a two-car garage with second-story storage. Rear parking and outdoor storage areas add functional support for the commercial buildings and residences. Positioned directly along New York State Route 25, also known locally as Main Road, the site is one block from Love Lane and within Mattituck’s Business District. HB (Hamlet Business) zoning accommodates retail, office, restaurant, and service businesses.
The property includes 20 parking spaces, two of them on the street, plus a two-car garage with second-story storage. Rear parking and outdoor storage areas add functional support for the commercial buildings and residences. Positioned directly along New York State Route 25, also known locally as Main Road, the site is one block from Love Lane and within Mattituck’s Business District. HB (Hamlet Business) zoning accommodates retail, office, restaurant, and service businesses.
Key Highlights
- 0.5‑acre parcel with approximately 5,250 SF across three structures
- Two ground‑floor storefronts, including a pizzeria and a vacant retail or office space
- Two‑story rear building with one apartment per floor
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
$102,643
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
3.67%
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%
$2,052,860
$2.1M
Cap Rate 7%
$1,466,329
$1.5M
Cap Rate 9%
$1,140,478
$1.1M
Market Conditions
NOI Build-Up for 5,250 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
$157.5K $30.00/SF
− Vacancy
−$10.9K −$2.07/SF
EGI
$146.6K $27.93/SF
− OpEx
−$44.0K −$8.38/SF
NOI
$102.6K $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%
$2,052,860
Cap Rate 7%
$1,466,329
Cap Rate 9%
$1,140,478
Alternative Uses
Best Use
Retail
$1.47M
$1.28M – $1.71M
NOI $102,643 @ 7.0% cap · market cap 3.67%
Second Best
Specialty Retail
$1.36M
$1.19M – $1.59M
NOI $95,458 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $111,958 @ 7.0% cap · market cap 4.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
451
Businesses Nearby
Explore this area
Business Placement
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - HB zoning supports retail, office, restaurant, and service uses.
Where is this mixed-use property located?
The property is located at 13500 Main Road Mattituck, NY.
What is the asking price?
The asking price for this property is $2,795,000.
What are key features of this property?
This property features: 0.5‑acre parcel with approximately 5,250 SF across three structures; Two ground‑floor storefronts, including a pizzeria and a vacant retail or office space; Two‑story rear building with one apartment per floor
