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    Open Office Suite with Private Office Title is generated by Realmo AI

    138 South First #102, Lindenhurst, NY 11757

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    For Lease
    $4,480/Mo $35 SF/Yr (calc)

    Vacant office suite with an open layout, private office, and ADA-compliant half bath, offered build-to-suit in a business district.

    Type:Commercial
    Property size:
    1,536 SF
    Added:
    Nov 9, 2025
    Days on Market:
    208
    Last Refresh:
    Jun 4 at 1:53 am

    Property Features for 138 South First #102

    General Information

    Standard status
    Active
    Size
    1,536 SF
    Property subtype
    Commercial

    We can help!

    Listing Contact
    JAMIE C. WINKLER

    Listing agent JAMIE C. WINKLER

    Listing office WINKLER REAL ESTATE INC

    Listing date Nov 9, 2025

    Source Corcoran

    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 WINKLER REAL ESTATE INC

    HighLights

    • Vacant 1,536 SF office suite at 138 S First St in the village business district.
    • Suite layout includes open space plus a private office.
    • ADA‑compliant half bath in the suite.
    • Landlord will build to suit; pictures show the vacant space and prior tenant build‑out.
    • Monthly rent is $4,480, including CAM, taxes, and utilities.
    • Municipal lot across the street.

    Overview

    This for-rent office suite is currently vacant and includes an open work area plus a private office. The space also features an ADA-compliant half bath. The landlord will build to suit, and available images show both the vacant condition and a prior tenant’s build-out, which can help illustrate possible finishes and layout options.

    The suite is located in the Village of Lindenhurst business district at 138 South First Street, with a municipal lot directly across the street. The location supports professional office use and offers straightforward parking availability nearby.

    Suites like this are typically well suited for small to mid-sized professional teams that need both collaborative space and a separate private office. With the build-to-suit approach, an incoming tenant can tailor the configuration to their workflow while starting from a known base layout that already includes a private office and ADA-compliant restroom. The asking monthly rent is stated as $4,480 and includes CAM, taxes, and utilities.
    Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lindenhurst
    County
    Suffolk
    State
    New York
    Longitude
    -73.3738
    Latitude
    40.676876

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    FAQs

    What type of property is this?
    Office units - Vacant office suite with an open layout, private office, and ADA-compliant half bath, offered build-to-suit in a business district.
    Where is this office units located?
    The property is located at 138 South First #102 Lindenhurst, NY.
    What is the lease rate?
    The lease rate is $4,480 /Mo.
    What are key features of this property?
    This property features: Vacant 1,536 SF office suite at 138 S First St in the village business district.; Suite layout includes open space plus a private office.; ADA‑compliant half bath in the suite.
    (631) 321-8400
    We can help!
    Listing Contact
    JAMIE C. WINKLER
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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