Side-by-Side Duplex with
For Sale
$899,000
17 Parr Drive, Ronkonkoma, NY 11779
Two multi-level units offer private entrances, full basements, decks, and three-bedroom layouts.
Property Size3,240 SF
Days on Market39
Property Features for 17 Parr Drive
General Information
Standard status
Active
Size
3,240 SF
Total Parking Spaces
2
Property subtype
Residential Income
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$20,190
Amenities
wood-burning fireplace
private backyard
deck
Building Details
Building Size
3,240 SF
Year Built
1974
Buildings
1
Units
2
Listing Agency:
Signature Premier Properties
(516) 480-2886
Listed By:
Jennifer M. Gonis CBR
(516) 480-2886
Source:
Nextlevelrealestateny
Added: Jul 22
Changed: Aug 28
Last Checked: Aug 28 at 11:29AM
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.
Built in 1974, this side-by-side duplex contains two substantially similar multi-level residences. Each unit has a private entrance, living room, dining area, eat-in kitchen, large pantry, half bathroom, and backyard access on the main level. The upper floor includes three bedrooms, a primary suite with a large closet and private ensuite bathroom, and an additional full bathroom. Full basements with outside entrances, attic storage, and outdoor deck areas add usable space to both units. Unit A also includes a wood-burning fireplace.
The property includes a detached two-car garage and private backyard. Located at 17 Parr Drive in Ronkonkoma, it is one block from neighborhood access to Lake Ronkonkoma and near the LIRR, Long Island Expressway, parks, shopping, restaurants, Smith Haven Mall, and the Nesconset Gazebo.
The property includes a detached two-car garage and private backyard. Located at 17 Parr Drive in Ronkonkoma, it is one block from neighborhood access to Lake Ronkonkoma and near the LIRR, Long Island Expressway, parks, shopping, restaurants, Smith Haven Mall, and the Nesconset Gazebo.
Key Highlights
- Two side‑by‑side multi‑level duplex units with substantially similar layouts
- Each unit includes three bedrooms, a primary ensuite, and an additional full bathroom
- Full basements with outside entrances, attic space, and outdoor decks in both units
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
$62,565
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
6.96%
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%
$1,251,300
$1.3M
Cap Rate 7%
$893,786
$893.8K
Cap Rate 9%
$695,167
$695.2K
Market Conditions
NOI Build-Up for 3,240 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
$95.3K $29.40/SF
− Vacancy
−$5.9K −$1.81/SF
EGI
$89.4K $27.59/SF
− OpEx
−$26.8K −$8.28/SF
NOI
$62.6K $19.31/SF
Area
Suffolk County, NY
Vacancy
6.17%
Lease Rate
$29.40 /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%
$1,251,300
Cap Rate 7%
$893,786
Cap Rate 9%
$695,167
Alternative Uses
Best Use
Multifamily LT 5
$893.8K
$782.1K – $1.04M
NOI $62,565 @ 7.0% cap · market cap 6.96%
Second Best
Apartment 5plus
$822.6K
$719.8K – $959.7K
NOI $57,583 @ 7.0% cap · market cap 6.41%
Theoretical Best
Office A
$987.1K
$863.7K – $1.15M
NOI $69,094 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
278
Businesses Nearby
Explore this area
Business Placement
Demographics for 11779, NY
38,250
Population
14,145
Households
2.7
Avg Household Size
42
Median Age
31%
College-Educated
94%
High-School Grad
12.5 sq mi
ZIP Area
3,060
Density / Sq Mi
$117,684
Median Household Income
$54,121
Median Earnings
$2,103
Median Rent
$465,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two multi-level units offer private entrances, full basements, decks, and three-bedroom layouts.
Where is this duplex located?
The property is located at 17 Parr Drive Ronkonkoma, NY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two side‑by‑side multi‑level duplex units with substantially similar layouts; Each unit includes three bedrooms, a primary ensuite, and an additional full bathroom; Full basements with outside entrances, attic space, and outdoor decks in both units
