Flex Space with Warehouse
New
For Sale
$5,995,000
1625 County Rd 39, Southampton, NY 11968
Commercial Sale, Southampton, NY
Property Size11,950 SF
Lot Size1.06 Acres
Price / SF$501.67
Days on Market2
Property Features for 1625 County Rd 39
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
000000
Standard status
Active
APN
0900-177.000-0001-027.005
Lot size
1.06 Acres
Amenities
private bathrooms
Listing Agency:
Compass
Listed By:
Sean Deery · License #10401366519
(631) 480-5225
Added: Sep 2
Last Checked: Sep 3 at 10:06AM
MLS# 11962340
Copyright © 2026 My State 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 Southampton flex property includes an 11,950 SF building on a 1.06-acre parcel. The front portion provides 1,950 SF of finished office area arranged across three sections, each with a private bathroom. Behind the offices, three warehouse bays occupy a 6,000 SF ground-level footprint, with one garage roll door serving each bay. A multi-story elevatored racking system expands storage in the center bay to 6,000 SF, while the two side bays provide 2,000 SF each with full-height ceilings, creating 10,000 SF of warehouse floorspace.
The property fronts County Road 39 in Southampton and shares driveway access with the Northwell Health medical campus. The Highway Business district site includes 29 striped parking spaces, approximately 3 dedicated truck positions, drive-around circulation, and full-depth yard access. Nearby commercial and professional occupants include Southampton Masonry, Dave Bofill Marine, SavATree, and Rocco A. Carriero Private Wealth Advisors.
The property fronts County Road 39 in Southampton and shares driveway access with the Northwell Health medical campus. The Highway Business district site includes 29 striped parking spaces, approximately 3 dedicated truck positions, drive-around circulation, and full-depth yard access. Nearby commercial and professional occupants include Southampton Masonry, Dave Bofill Marine, SavATree, and Rocco A. Carriero Private Wealth Advisors.
Key Highlights
- 11,950 SF commercial building on a 1.06‑acre lot
- 1,950 SF of finished office space divided into three 650 SF sections
- Three warehouse bays with 6,000 SF ground‑level footprint
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
$205,485
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
3.43%
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%
$4,109,700
$4.1M
Cap Rate 7%
$2,935,500
$2.9M
Cap Rate 9%
$2,283,167
$2.3M
Market Conditions
NOI Build-Up for 11,950 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
$334.1K $27.96/SF
− Vacancy
−$60.1K −$5.03/SF
EGI
$274.0K $22.93/SF
− OpEx
−$68.5K −$5.73/SF
NOI
$205.5K $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%
$4,109,700
Cap Rate 7%
$2,935,500
Cap Rate 9%
$2,283,167
Alternative Uses
Best Use
Office B
$2.94M
$2.57M – $3.42M
NOI $205,485 @ 7.0% cap · market cap 3.43%
Second Best
Warehouse
$2.62M
$2.29M – $3.05M
NOI $183,128 @ 7.0% cap · market cap 3.05%
Theoretical Best
Office A
$3.64M
$3.19M – $4.25M
NOI $254,837 @ 7.0% cap · market cap 4.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
148
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11968, NY
14,467
Population
10,444
Households
1.4
Avg Household Size
46
Median Age
61%
College-Educated
98%
High-School Grad
26.9 sq mi
ZIP Area
538
Density / Sq Mi
$146,138
Median Household Income
$64,959
Median Earnings
$2,068
Median Rent
$1,171,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- East End Lobster Bake — 1673 County Rd 39 floor 2, Southampton, NY 11968
Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial building combines finished offices with multi-bay warehouse space and drive-around site circulation.
Where is this flex space located?
The property is located at 1625 County Rd 39 Southampton, NY.
What is the asking price?
The asking price for this property is $5,995,000.
What are key features of this property?
This property features: 11,950 SF commercial building on a 1.06‑acre lot; 1,950 SF of finished office space divided into three 650 SF sections; Three warehouse bays with 6,000 SF ground‑level footprint
