Building Details

Buildings 2

Tenancy Multi

Listing Agency: Silber Investment Properties Ltd

Listed By: Stuart Frankel · License #NY 40FR1166711 Show Phone

Source: Crexi

Added: Sep 14 Changed: Sep 17 Last Checked: Sep 18 at 6:34AM

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Investment Insights

Based on property information with market context.

This retail property includes two buildings totaling 8,050 square feet on 1.22 acres. The first building contains 2,550 square feet across three storefronts, while the second provides 5,500 square feet with seven storefronts. Current occupancy is 50% in the smaller building and 28% in the larger one.

The properties are situated on Long Island Ave in Holtsville, NY, with ample parking and J2 Brookhaven zoning. The buildings are available together or separately, offering flexibility for an owner-user, investor, or retail operator seeking a multi-storefront configuration.

Key Highlights

• 8,050 SF of retail space across two buildings
• 1.22‑acre retail property on Long Island Ave
• 155‑159 Long Island Ave includes 2,550 SF and 3 stores

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

$157,386

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

4.34%

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%

$3,147,720 $3.1M

Cap Rate 7%

$2,248,371 $2.2M

Cap Rate 9%

$1,748,733 $1.7M

Market Conditions

NOI Build-Up for 8,050 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

$241.5K $30.00/SF

− Vacancy

−$16.7K −$2.07/SF

EGI

$224.8K $27.93/SF

− OpEx

−$67.5K −$8.38/SF

NOI

$157.4K $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%

$3,147,720

Cap Rate 7%

$2,248,371

Cap Rate 9%

$1,748,733

Alternative Uses

Best Use

Retail

$2.25M

$1.97M – $2.62M (±1% cap)

NOI $157,386 @ 7.0% cap · market cap 4.34%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.45M

$2.15M – $2.86M (±1% cap)

NOI $171,668 @ 7.0% cap · market cap 4.74%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Retail space

Suggested Use

Top Pick Dental Office Law Firm Real Estate Agency Hair Salon Spa & Massage Center Nail Salon

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

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

257

Businesses Nearby

29k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 55% Dining 45%

7-Eleven Shops & Services

15,048 visits/mo 0.2 miles

Dunkin' Donuts Dining

11,064 visits/mo 0.5 miles

China Wok Dining

1,911 visits/mo 0.1 miles

Extra Space Storage Shops & Services

869 visits/mo 0.2 miles

Demographics for 11742, NY

12,699

Population

4,610

Households

2.8

Avg Household Size

42

Median Age

35%

College-Educated

90%

High-School Grad

5.1 sq mi

ZIP Area

2,490

Density / Sq Mi

$126,563

Median Household Income

$59,555

Median Earnings

$2,224

Median Rent

$475,600

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this retail space located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Retail space - Two retail buildings offer multiple storefronts, on-site parking, and Brookhaven J2 zoning in Holtsville.

Where is this retail space located?

The property is located at 155-159 Long Island Ave Holtsville, NY.

What is the asking price?

The asking price for this property is $3,622,500.

What are key features of this property?

This property features: 8,050 SF of retail space across two buildings; 1.22‑acre retail property on Long Island Ave; 155‑159 Long Island Ave includes 2,550 SF and 3 stores