Mixed-Use Office
For Sale
$2,600,000
168 MAIN ST, West Sayville, NY 11743
Two floors and a finished lower level accommodate professional offices and a legal apartment.
Property Size6,350 SF
Lot Size0.36 Acres
Price / SF$409.45
Days on Market12
Property Features for 168 MAIN ST
General Information
Standard status
Active
Size
6,350 SF
Total Parking Spaces
23
Lot size
0.36 Acres
Property subtype
Mixed Use
Zoning
C3
Additional Details
Utilities to Site
Yes
Office Units
9
Taxes and HOA fees
Annual Taxes
$31,123
Amenities
3
23 Parking Spaces.
Building Details
Year Built
1890
Buildings
1
Stories
2
Building Size
6,350 SF
Tenancy
Multi
Listing Agency:
(631) 422-3100
Listed By:
Signature Premier Properties
(917) 613-9604
Source:
Xome
Added: Aug 22
Changed: Sep 2
Last Checked: Sep 2 at 4:06PM
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 Signature Premier Properties
Investment Insights
Based on property information with market context.
This mixed-use building contains 6,350 square feet across two floors and a finished lower level. The configuration includes nine professional and medical office suites along with one legal apartment, supported by 23 private rear parking spaces. The property sits on a 0.36-acre lot and carries C3 zoning.
Capital improvements include a roof installed in 2022, vinyl siding added in 2017, Thermopane windows, and a front brick extension completed in 2022. A new gas main and water meter are also identified for 2026. Approximately 2,450 square feet is available for re-leasing, while established tenants provide in-place occupancy within the building.
Capital improvements include a roof installed in 2022, vinyl siding added in 2017, Thermopane windows, and a front brick extension completed in 2022. A new gas main and water meter are also identified for 2026. Approximately 2,450 square feet is available for re-leasing, while established tenants provide in-place occupancy within the building.
Key Highlights
- 6,350‑square‑foot mixed‑use building on a 0.36‑acre lot
- Nine professional and medical office suites plus one legal apartment
- 23 private parking spaces positioned at the rear
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
$113,043
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
4.35%
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%
$2,260,860
$2.3M
Cap Rate 7%
$1,614,900
$1.6M
Cap Rate 9%
$1,256,033
$1.3M
Market Conditions
NOI Build-Up for 6,350 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
$196.6K $30.96/SF
− Vacancy
−$15.7K −$2.48/SF
EGI
$180.9K $28.48/SF
− OpEx
−$67.8K −$10.68/SF
NOI
$113.0K $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 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%
$2,260,860
Cap Rate 7%
$1,614,900
Cap Rate 9%
$1,256,033
Alternative Uses
Best Use
Mixed Use
$1.61M
$1.41M – $1.88M
NOI $113,043 @ 7.0% cap · market cap 4.35%
Second Best
Office B
$1.56M
$1.36M – $1.82M
NOI $109,191 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$1.93M
$1.69M – $2.26M
NOI $135,415 @ 7.0% cap · market cap 5.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9
Office units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
956
Businesses Nearby
Explore this area
Business Placement
Demographics for 11743, NY
41,522
Population
16,138
Households
2.6
Avg Household Size
47
Median Age
64%
College-Educated
96%
High-School Grad
25.7 sq mi
ZIP Area
1,616
Density / Sq Mi
$173,014
Median Household Income
$75,618
Median Earnings
$2,397
Median Rent
$748,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two floors and a finished lower level accommodate professional offices and a legal apartment.
Where is this mixed-use property located?
The property is located at 168 MAIN ST West Sayville, NY.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 6,350‑square‑foot mixed‑use building on a 0.36‑acre lot; Nine professional and medical office suites plus one legal apartment; 23 private parking spaces positioned at the rear
