Freestanding Office Building with HB
New
For Sale
$2,750,000
2036 County Rd 39, Southampton, NY 11968
Commercial Sale, Southampton, NY
Property Size6,000 SF
Lot Size1.23 Acres
Price / SF$458.33
Days on Market5
Property Features for 2036 County Rd 39
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
000000
Standard status
Active
APN
0900-177.000-02-000.058/001
Lot size
1.23 Acres
Amenities
24/7 automatic backup generator
well-maintained landscaping
Listing Agency:
Compass
Listed By:
Sean Deery · License #10401366519
Added: Aug 19
Last Checked: Aug 23 at 4:06PM
MLS# 11941594
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 6,000-square-foot freestanding office building occupies a 1.232-acre site in Southampton. The improvements include two fully built-out office levels plus a third-floor storage area, with private suites, conference rooms, collaborative areas, lounges, storage rooms, and open-plan sections. Two entrances create flexibility for a headquarters configuration or multiple occupants. A 24/7 automatic backup generator supports continuity for office, medical, laboratory, wellness, and other commercial operations. The property also includes 37 private parking spaces and maintained landscaping.
HB (Highway Business) zoning broadens the property's commercial use profile beyond office functions. Supported uses include medical and professional offices, laboratories, retail, showrooms, home furnishings, hardware and building supply, automotive parts supply, landscaping and horticultural services, nurseries, and standard or takeout restaurants. The site receives exposure to 47,000+ vehicles per day and provides road access to the Village, Stony Brook Southampton, and surrounding communities.
HB (Highway Business) zoning broadens the property's commercial use profile beyond office functions. Supported uses include medical and professional offices, laboratories, retail, showrooms, home furnishings, hardware and building supply, automotive parts supply, landscaping and horticultural services, nurseries, and standard or takeout restaurants. The site receives exposure to 47,000+ vehicles per day and provides road access to the Village, Stony Brook Southampton, and surrounding communities.
Key Highlights
- 6,000‑square‑foot freestanding building on a 1.232‑acre site
- HB (Highway Business) zoning supports office, medical, laboratory, retail, restaurant, and other commercial uses
- Two built‑out office levels plus a third‑floor storage level
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
$103,172
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
3.75%
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%
$2,063,440
$2.1M
Cap Rate 7%
$1,473,886
$1.5M
Cap Rate 9%
$1,146,356
$1.1M
Market Conditions
NOI Build-Up for 6,000 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
$167.8K $27.96/SF
− Vacancy
−$30.2K −$5.03/SF
EGI
$137.6K $22.93/SF
− OpEx
−$34.4K −$5.73/SF
NOI
$103.2K $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%
$2,063,440
Cap Rate 7%
$1,473,886
Cap Rate 9%
$1,146,356
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.72M
NOI $103,172 @ 7.0% cap · market cap 3.75%
Second Best
Healthcare Medical
$1.37M
$1.20M – $1.60M
NOI $95,964 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,951 @ 7.0% cap · market cap 4.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
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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Frequently Asked Questions
What type of property is this?
Office building - Two entrances and adaptable interior areas support either single-user or multi-tenant occupancy.
Where is this office building located?
The property is located at 2036 County Rd 39 Southampton, NY.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 6,000‑square‑foot freestanding building on a 1.232‑acre site; HB (Highway Business) zoning supports office, medical, laboratory, retail, restaurant, and other commercial uses; Two built‑out office levels plus a third‑floor storage level
