Mixed-Use Property with
For Sale
$2,795,000
13500 Main Road, Mattituck, NY 11952
Commercial Sale, Mattituck, NY
Property Size5,250 SF
Lot Size0.50 Acres
Price / SF$532.38
Days on Market310
Property Features for 13500 Main Road
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
000000
Standard status
Active
APN
1000-114.000-011-005.000
Lot size
0.50 Acres
Listing Agency:
Compass
(212) 913-9058
Listed By:
Hal Zwick · License #40ZW1016031
(212) 913-9058
Added: Oct 14, 2025
Changed: Aug 19
Last Checked: Aug 19 at 7:06PM
MLS# 11598782
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property occupies a 0.5-acre parcel and includes a two-unit commercial storefront building, a two-story house, and a 1.5-story garage with upper-level storage. The improvements total approximately 5,250 SF and are accompanied by 20 parking spaces, including two on-street spaces. One storefront is occupied by a pizzeria, while the second commercial unit is vacant and configured for retail or office use. The residential structure provides two levels of living space, and the garage and rear yard add storage capacity.
The property fronts New York State Route 25, also known as Main Road, in Mattituck’s business district and is one block from Love Lane. HB zoning supports retail, office, service, hospitality, and multifamily uses. Approvals are being pursued to divide the house into two residential units.
The property fronts New York State Route 25, also known as Main Road, in Mattituck’s business district and is one block from Love Lane. HB zoning supports retail, office, service, hospitality, and multifamily uses. Approvals are being pursued to divide the house into two residential units.
Key Highlights
- 0.5‑acre parcel along New York State Route 25 (Main Road)
- Approximately 5,250 SF across commercial, residential, and garage improvements
- Two commercial storefront units; one occupied by a pizzeria and one vacant
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 - Mixed-use compound combining commercial space, residential improvements, parking, garage storage, and Route 25 frontage.
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 along New York State Route 25 (Main Road); Approximately 5,250 SF across commercial, residential, and garage improvements; Two commercial storefront units; one occupied by a pizzeria and one vacant
