Professional Office Space on
For Sale
$750,000
Pending
180 E Main Street, Bayshore, NY 11706
COMMERCIAL - Bay Shore, NY
Property Size1,688 SF
Lot Size0.04 Acres
Days on Market163
Property Features for 180 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
BD
Parking features
Parking Lot
Lot features
Corner Lot
Directions
Main Street/Montauk Highway - just south west from South Shore University Hospital
Standard status
Pending
APN
0500-394-03-01-00-002-000
Size
1,688 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
16328
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1989
Floors in Building
1
Number of units
6
Flooring type
Vinyl
Building materials
Brick
Listing Agency:
Keller Williams Realty Elite
(516) 795-6900
Listed By:
Lara Barra ABR MRP
(516) 729-8931
Added: Mar 10
Changed: Aug 18
Last Checked: Aug 19 at 7:06AM
MLS# 967798
Copyright © 2026 OneKey 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 is a rare opportunity to own professional office space on Main Street in the fast-growing Bay Shore area. The location offers potential due to its accessibility within the Main Street business corridor and proximity to South Shore University Hospital and the Bay Shore LIRR train station, which is less than 1 mile away. The main floor corner unit includes a large parking lot in the rear of the building. The current configuration features 3 exam rooms, 2 of which have sinks, a kitchen area, an accessible guest restroom, and a staff restroom. It also includes a reception area with a work area, large waiting areas, and a private office with a private entrance. The unit's square footage is 1688, according to public records. The lot size is 0.04 acres. The monthly common charges are $1,127.85. The property is zoned BD.
Key Highlights
- Prime Main Street location in fast‑growing Bay Shore.
- Proximity to South Shore University Hospital and Bay Shore LIRR train station.
- Corner unit with large parking lot.
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
$29,026
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
3.87%
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%
$580,520
$580.5K
Cap Rate 7%
$414,657
$414.7K
Cap Rate 9%
$322,511
$322.5K
Market Conditions
NOI Build-Up for 1,688 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
$47.2K $27.96/SF
− Vacancy
−$8.5K −$5.03/SF
EGI
$38.7K $22.93/SF
− OpEx
−$9.7K −$5.73/SF
NOI
$29.0K $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%
$580,520
Cap Rate 7%
$414,657
Cap Rate 9%
$322,511
Alternative Uses
Best Use
Office B
$414.7K
$362.8K – $483.8K
NOI $29,026 @ 7.0% cap · market cap 3.87%
Second Best
Healthcare Medical
$385.7K
$337.5K – $450.0K
NOI $26,998 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$514.2K
$450.0K – $600.0K
NOI $35,997 @ 7.0% cap · market cap 4.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,109
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 11706, NY
66,263
Population
21,435
Households
3.1
Avg Household Size
37
Median Age
26%
College-Educated
82%
High-School Grad
16.9 sq mi
ZIP Area
3,921
Density / Sq Mi
$115,112
Median Household Income
$44,917
Median Earnings
$1,885
Median Rent
$464,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Professional office space in Bay Shore's growing business corridor.
Where is this medical office space located?
The property is located at 180 E Main Street Bayshore, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Prime Main Street location in fast‑growing Bay Shore.; Proximity to South Shore University Hospital and Bay Shore LIRR train station.; Corner unit with large parking lot.
