Live-Work Property with Private
For Sale
$849,990
156 N Ocean Ave, Patchogue, NY 11772
Zoned for residential and professional office use with air conditioning and a finished basement.
Property Size2,925 SF
Price / SF$290.59
Days on Market73
Property Features for 156 N Ocean Ave
General Information
Standard status
Active
Size
2,925 SF
Property subtype
Commercial
Listing Agency:
Charles Rutenberg Realty Inc
Listed By:
John C. Zaher rpfeffer@crrli.net
Source:
Searchhomesinlongisland
Added: Aug 18
Changed: Oct 25
Last Checked: Oct 28 at 9:00AM
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 Charles Rutenberg Realty Inc
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Investment Insights
Based on property information with market context.
Located at 156 N Ocean Ave in Downtown Patchogue, this brick live-work property provides approximately 2,925 square feet plus a finished basement. The zoning supports both residential and professional office use, while new windows and full air conditioning add to the building’s modern functionality.
The first floor includes offices, a conference room, reception area, kitchen, bathroom, and flexible space. The second floor can accommodate additional office functions or residential use. Private parking is available for 17 cars, with street parking also nearby. The property is close to the Patchogue LIRR station and offers access to major highways.
The first floor includes offices, a conference room, reception area, kitchen, bathroom, and flexible space. The second floor can accommodate additional office functions or residential use. Private parking is available for 17 cars, with street parking also nearby. The property is close to the Patchogue LIRR station and offers access to major highways.
Key Highlights
- Approx. 2,925 sq. ft. plus finished basement
- Zoned for residential and professional office use
- First floor includes offices, conference room, reception, kitchen, bath, and flex space
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$52,071
Cap Rate
6.13%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,041,420
$1.0M
Cap Rate 7%
$743,871
$743.9K
Cap Rate 9%
$578,567
$578.6K
Market Conditions
NOI Build-Up for 2,925 SF
Gross rent
$90.6K $30.96/SF
− Vacancy
−$7.2K −$2.48/SF
EGI
$83.3K $28.48/SF
− OpEx
−$31.2K −$10.68/SF
NOI
$52.1K $17.80/SF
Area
Suffolk County, NY
Vacancy
8.00%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,041,420
Cap Rate 7%
$743,871
Cap Rate 9%
$578,567
Alternative Uses
Best Use
Mixed Use
$743.9K
$650.9K – $867.9K
NOI $52,071 @ 7.0% cap · market cap 6.13%
Second Best
Office B
$718.5K
$628.7K – $838.3K
NOI $50,297 @ 7.0% cap · market cap 5.92%
Theoretical Best
Office A
$891.1K
$779.7K – $1.04M
NOI $62,376 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
1,855
Businesses Nearby
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Business Placement
Demographics for 11772, NY
44,459
Population
18,478
Households
2.4
Avg Household Size
42
Median Age
33%
College-Educated
89%
High-School Grad
16.1 sq mi
ZIP Area
2,761
Density / Sq Mi
$105,246
Median Household Income
$55,170
Median Earnings
$2,015
Median Rent
$450,600
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Live-work space - Zoned for residential and professional office use with air conditioning and a finished basement.
Where is this live-work space located?
The property is located at 156 N Ocean Ave Patchogue, NY.
What is the asking price?
The asking price for this property is $849,990.
What are key features of this property?
This property features: Approx. 2,925 sq. ft. plus finished basement; Zoned for residential and professional office use; First floor includes offices, conference room, reception, kitchen, bath, and flex space
