Ronkonkoma Avenue Freestanding Office
For Sale
$749,000
218 Ronkonkoma Avenue, Ronkonkoma, NY 11779
Freestanding, renovated office building with two suites and ample parking.
Property Size1,400 SF
Price / SF$535
Days on Market126
Property Features for 218 Ronkonkoma Avenue
General Information
Standard status
Active
Size
1,400 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,778
Building Details
Building Size
1,400 SF
Listing Agency:
EMLAK Realty LLC
(516) 426-2910
Listed By:
Haldun Yavas
(516) 426-2910
Source:
Cohenandcohenrealty
Added: Apr 21
Changed: Aug 23
Last Checked: Aug 23 at 6:59AM
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 EMLAK Realty LLC
Investment Insights
Based on property information with market context.
This freestanding 1,400 SF office building is located on Ronkonkoma Ave, offering excellent visibility and strong traffic exposure. The property features two renovated suites, each with separate entrances, private bathrooms, and individual utilities and meters. Recent updates include new siding, flooring, renovated baths, and cabinetry. The building is equipped with central air and oil heat. Ample parking is available. The location is conveniently situated minutes from Ronkonkoma LIRR and surrounded by national and local retailers. The property is considered a turnkey opportunity for an owner-user or investor. The walk score is 59, indicating it is somewhat walkable, and the bike score is 41, indicating it is somewhat bikeable.
Key Highlights
- Freestanding 1,400 SF owner‑user office building with excellent visibility and strong traffic exposure on Ronkonkoma Ave.
- Two renovated suites with separate entrances, private bathrooms, and individual utilities/meters.
- Recent updates including new siding, flooring, renovated baths, and cabinetry.
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
$24,074
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
3.21%
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%
$481,480
$481.5K
Cap Rate 7%
$343,914
$343.9K
Cap Rate 9%
$267,489
$267.5K
Market Conditions
NOI Build-Up for 1,400 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
$39.1K $27.96/SF
− Vacancy
−$7.0K −$5.03/SF
EGI
$32.1K $22.93/SF
− OpEx
−$8.0K −$5.73/SF
NOI
$24.1K $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%
$481,480
Cap Rate 7%
$343,914
Cap Rate 9%
$267,489
Alternative Uses
Best Use
Office B
$343.9K
$300.9K – $401.2K
NOI $24,074 @ 7.0% cap · market cap 3.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$426.5K
$373.2K – $497.6K
NOI $29,855 @ 7.0% cap · market cap 3.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
647
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Freestanding, renovated office building with two suites and ample parking.
Where is this office building located?
The property is located at 218 Ronkonkoma Avenue Ronkonkoma, NY.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Freestanding 1,400 SF owner‑user office building with excellent visibility and strong traffic exposure on Ronkonkoma Ave.; Two renovated suites with separate entrances, private bathrooms, and individual utilities/meters.; Recent updates including new siding, flooring, renovated baths, and cabinetry.
