Two-Story Brick Office
For Sale
$1,600,000
146 Railroad Avenue, Sayville, NY 11782
Commercial Sale, Sayville, NY
Property Size6,400 SF
Lot Size0.17 Acres
Price / SF$250
Days on Market31
Property Features for 146 Railroad Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
BD
Rooms
Basement
Parking features
Parking Lot
Basement
Finished, Full
Appliances
Dishwasher, Electric Oven, Microwave, Refrigerator
Elementary school
Lincoln Avenue Elementary School
Middle school
Sayville Middle School
High school
Sayville High School
Elementary school district
Sayville
Middle school district
Sayville
High school district
Sayville
Directions
Main Street, North on Railroad Ave.
Standard status
Active
APN
0500-382-00-05-00-030-001
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
29002
Utilities
Utilities
Phone Available
Sewer type
Cesspool
Heating system
Forced Air, Natural Gas, Solar (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
2
Number of units
3
Flooring type
Laminate, Combination, Tile, Carpet
Building materials
Brick
Listing Agency:
Coldwell Banker M&D Good Life · Coldwell Banker Real Estate
(631) 289-1400
Listed By:
Theodore Gounelas CBR
(631) 455-6018
Added: Jul 21
Changed: Aug 20
Last Checked: Aug 20 at 10:06AM
MLS# 1028666
Copyright © 2026 OneKey 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 two-story brick office property contains approximately 6,400 square feet arranged among 3 units, with additional basement space. The layout can support separate occupancy or a consolidated office arrangement. Recent improvements include new bathrooms, a modern kitchen, and solar power. Interior finishes include laminate, tile, carpet, and combination flooring, while central air conditioning and forced-air heating provide building systems support.
Set on a 0.17-acre parcel along Railroad Avenue, the property is located near Main Street and the Sayville train station. A parking lot is provided, and the building has public water, cesspool service, and phone availability. The property is zoned BD and includes a range of installed appliances, including a dishwasher, electric oven, microwave, and refrigerator.
Set on a 0.17-acre parcel along Railroad Avenue, the property is located near Main Street and the Sayville train station. A parking lot is provided, and the building has public water, cesspool service, and phone availability. The property is zoned BD and includes a range of installed appliances, including a dishwasher, electric oven, microwave, and refrigerator.
Key Highlights
- Approximately 6,400 square feet across 3 office units plus a basement
- Two‑story red brick construction on a 0.17‑acre parcel
- Recent bathroom and kitchen improvements with new solar power
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
$110,051
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
6.88%
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%
$2,201,020
$2.2M
Cap Rate 7%
$1,572,157
$1.6M
Cap Rate 9%
$1,222,789
$1.2M
Market Conditions
NOI Build-Up for 6,400 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
$178.9K $27.96/SF
− Vacancy
−$32.2K −$5.03/SF
EGI
$146.7K $22.93/SF
− OpEx
−$36.7K −$5.73/SF
NOI
$110.1K $17.20/SF
Area
Suffolk County, NY
Vacancy
18.00%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
25.00%
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%
$2,201,020
Cap Rate 7%
$1,572,157
Cap Rate 9%
$1,222,789
Alternative Uses
Best Use
Office B
$1.57M
$1.38M – $1.83M
NOI $110,051 @ 7.0% cap · market cap 6.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.95M
$1.71M – $2.27M
NOI $136,482 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 11782, NY
15,682
Population
6,680
Households
2.3
Avg Household Size
46
Median Age
55%
College-Educated
95%
High-School Grad
5.6 sq mi
ZIP Area
2,800
Density / Sq Mi
$144,786
Median Household Income
$70,996
Median Earnings
$2,338
Median Rent
$614,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Three-unit configuration includes a basement, updated bathrooms, and a modern kitchen.
Where is this office building located?
The property is located at 146 Railroad Avenue Sayville, NY.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Approximately 6,400 square feet across 3 office units plus a basement; Two‑story red brick construction on a 0.17‑acre parcel; Recent bathroom and kitchen improvements with new solar power
