Dry-Cleaning
For Sale
$650,000
163 S Wellwood Avenue, Lindenhurst, NY 11757
Existing dry-cleaning business and building offered together, with an established local customer base and on-site parking.
Property Size1,350 SF
Days on Market186
Property Features for 163 S Wellwood Avenue
General Information
Standard status
Active
Size
1,350 SF
Total Parking Spaces
1
Property subtype
Commercial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$8,990
Building Details
Building Size
1,350 SF
Buildings
1
Units
1
Listing Agency:
RE/MAX 1st Choice
(516) 888-6000
Listed By:
Gina Back · License #309A0944498
Source:
Callexitfirst
Added: Feb 26
Changed: Aug 29
Last Checked: Aug 30 at 5:46PM
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 RE/MAX 1st Choice
Investment Insights
Based on property information with market context.
This storefront property includes an operating dry-cleaning business and the building at 163 S Wellwood Ave in Lindenhurst, New York. The property size is 1,350 square feet, and the sale combines the commercial real estate with the existing business.
The operation has a local customer base and a long operating history. One on-site parking space is provided. The offering is available as the owner prepares for retirement.
The operation has a local customer base and a long operating history. One on-site parking space is provided. The offering is available as the owner prepares for retirement.
Key Highlights
- 1,350‑square‑foot storefront property
- Operating dry‑cleaning business included with the building
- Business and real estate offered together
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
$26,394
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
4.06%
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%
$527,880
$527.9K
Cap Rate 7%
$377,057
$377.1K
Cap Rate 9%
$293,267
$293.3K
Market Conditions
NOI Build-Up for 1,350 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
$40.5K $30.00/SF
− Vacancy
−$2.8K −$2.07/SF
EGI
$37.7K $27.93/SF
− OpEx
−$11.3K −$8.38/SF
NOI
$26.4K $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%
$527,880
Cap Rate 7%
$377,057
Cap Rate 9%
$293,267
Alternative Uses
Best Use
Retail
$377.1K
$329.9K – $439.9K
NOI $26,394 @ 7.0% cap · market cap 4.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$411.3K
$359.9K – $479.8K
NOI $28,789 @ 7.0% cap · market cap 4.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,050
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11757, NY
45,157
Population
15,212
Households
3
Avg Household Size
41
Median Age
30%
College-Educated
91%
High-School Grad
6.8 sq mi
ZIP Area
6,641
Density / Sq Mi
$128,081
Median Household Income
$56,059
Median Earnings
$2,091
Median Rent
$479,500
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Design in Silk — 156 S Clinton Ave, Lindenhurst, NY 11757
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Frequently Asked Questions
What type of property is this?
Storefront property - Existing dry-cleaning business and building offered together, with an established local customer base and on-site parking.
Where is this storefront property located?
The property is located at 163 S Wellwood Avenue Lindenhurst, NY.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1,350‑square‑foot storefront property; Operating dry‑cleaning business included with the building; Business and real estate offered together
