Listing Agency: Island Associates Real Estate, Inc. Show Phone

Listed By: Christopher R. Mayor · License #10401293904 Show Phone

Source: Moodyscre

Added: Nov 29, 2023 Changed: Aug 31 Last Checked: Sep 1 at 10:43PM

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Investment Insights

Based on property information with market context.

This 3,500-square-foot auto shop is positioned at a signalized intersection with frontage along Montauk Highway and Vanderbilt Boulevard. The property offers a two-street presence within an established commercial setting.

Traffic counts are reported at 19,093 daily vehicles. Nearby area retailers include 7-Eleven, Village Idiot Bar & Grill, Ace Hardware, and Mannino’s, adding a range of recognizable commercial uses to the surrounding retail environment.

Key Highlights

• 3,500‑square‑foot auto shop
• Signalized corner location
• 108 feet of frontage on Montauk Highway

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

$68,429

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

4.56%

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%

$1,368,580 $1.4M

Cap Rate 7%

$977,557 $977.6K

Cap Rate 9%

$760,322 $760.3K

Market Conditions

NOI Build-Up for 3,500 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

$105.0K $30.00/SF

− Vacancy

−$7.2K −$2.07/SF

EGI

$97.8K $27.93/SF

− OpEx

−$29.3K −$8.38/SF

NOI

$68.4K $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%

$1,368,580

Cap Rate 7%

$977,557

Cap Rate 9%

$760,322

Alternative Uses

Best Use

Retail

$977.6K

$855.4K – $1.14M (±1% cap)

NOI $68,429 @ 7.0% cap · market cap 4.56%

Second Best

Industrial

$709.9K

$621.2K – $828.2K (±1% cap)

NOI $49,692 @ 7.0% cap · market cap 3.31%

Theoretical Best

Office A

$1.07M

$933.0K – $1.24M (±1% cap)

NOI $74,638 @ 7.0% cap · market cap 4.98%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Oakdale Auto and Tire Auto Repair Shop Pirelli Auto Repair Shop Oakdale Automotive Auto Repair Shop

Suggested Use

Top Pick Law Firm Dental Office Pharmacy Restaurant Hair Salon Skin Care Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

19,093 VPD

Traffic count

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

310

Businesses Nearby

12k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 84% Home Improvements & Furnishings 16%

7-Eleven Shops & Services

8,237 visits/mo 0.1 miles

Valero Energy Shops & Services

2,213 visits/mo 0.1 miles

Ace Hardware Home Improvements & Furnishings

1,929 visits/mo 0.2 miles

Demographics for 11769, NY

9,250

Population

3,783

Households

2.4

Avg Household Size

50

Median Age

47%

College-Educated

97%

High-School Grad

4.4 sq mi

ZIP Area

2,102

Density / Sq Mi

$128,419

Median Household Income

$60,175

Median Earnings

$2,344

Median Rent

$585,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this auto shops located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Long Island salvage — 102 Grassmere Ave, Oakdale, NY 11769
• Meineke Car Care Center — 1230 montauk hwy, oakdale, ny 11769
• Tigre Auto Repair Inc. — 1230 Montauk Hwy, Oakdale, NY 11769
• Oakdale Auto and Tire — 1535 Montauk Hwy, Oakdale, NY 11769
• Pirelli — 1535 Montauk Hwy, Oakdale, NY 11769

Frequently Asked Questions

What type of property is this?

Auto shop - Commercial property with dual street frontage, controlled intersection access, and established retail surroundings.

Where is this auto shop located?

The property is located at 1535 Montauk Hwy Oakdale, NY.

What is the asking price?

The asking price for this property is $1,500,000.

What are key features of this property?

This property features: 3,500‑square‑foot auto shop; Signalized corner location; 108 feet of frontage on Montauk Highway