Mixed-Use Retail/Office
For Sale
$1,649,000
228 East Main Street, Port Jefferson, NY 11777
Historic commercial space along Port Jefferson’s East Main Street corridor.
Property Size8,535 SF
Price / SF$193.20
Days on Market199
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Property Features for 228 East Main Street
General Information
Standard status
Active
Size
8,535 SF
Property subtype
Multi-Use
Additional Details
Public Transit
Yes
Building Details
Building Size
8,535 SF
Year Built
1900
Buildings
1
Listed By:
Lee Rosner, SIOR CCIM · License #NY #10491210862
(631) 786-0557
Source:
Nailongisland
Added: Mar 31
Changed: Oct 15
Last Checked: Oct 14 at 9:23PM
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 Lee Rosner, SIOR CCIM
Investment Insights
Based on property information with market context.
Located at 228 East Main Street in Port Jefferson, New York, this mixed-use commercial building contains 8,535 square feet, including the lower level. The property combines retail and office space within a structure dating to 1900, offering historic character alongside modern commercial utility.
The building sits in Port Jefferson’s downtown waterfront village, near Port Jefferson Harbor, Harborfront Park, and the Bridgeport/Port Jefferson Ferry. East Main Street provides access to the surrounding retail and dining district, while the Port Jefferson branch of the LIRR is located to the south. Stony Brook University and Hospital are within a 10-minute drive, and St. Charles Hospital is two miles east. The Long Island Museum and Belle Terre Beach are also nearby.
The building sits in Port Jefferson’s downtown waterfront village, near Port Jefferson Harbor, Harborfront Park, and the Bridgeport/Port Jefferson Ferry. East Main Street provides access to the surrounding retail and dining district, while the Port Jefferson branch of the LIRR is located to the south. Stony Brook University and Hospital are within a 10-minute drive, and St. Charles Hospital is two miles east. The Long Island Museum and Belle Terre Beach are also nearby.
Key Highlights
- 8,535 SF mixed‑use retail/office building, including the lower level
- Located at 228 East Main Street in Port Jefferson, NY 11777
- Building dates to 1900
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$146,763
Cap Rate
8.90%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,935,260
$2.9M
Cap Rate 7%
$2,096,614
$2.1M
Cap Rate 9%
$1,630,700
$1.6M
Market Conditions
NOI Build-Up for 8,535 SF
Gross rent
$238.6K $27.96/SF
− Vacancy
−$43.0K −$5.03/SF
EGI
$195.7K $22.93/SF
− OpEx
−$48.9K −$5.73/SF
NOI
$146.8K $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 Rate 5%
$2,935,260
Cap Rate 7%
$2,096,614
Cap Rate 9%
$1,630,700
Alternative Uses
Best Use
Retail
$2.38M
$2.09M – $2.78M
NOI $166,868 @ 7.0% cap · market cap 10.12%
Second Best
Mixed Use
$2.17M
$1.90M – $2.53M
NOI $151,940 @ 7.0% cap · market cap 9.21%
Theoretical Best
Office A
$2.60M
$2.28M – $3.03M
NOI $182,011 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
1,136
Businesses Nearby
Explore this area
Business Placement
Demographics for 11777, NY
9,346
Population
3,893
Households
2.4
Avg Household Size
46
Median Age
69%
College-Educated
97%
High-School Grad
4.4 sq mi
ZIP Area
2,124
Density / Sq Mi
$148,519
Median Household Income
$72,042
Median Earnings
$2,261
Median Rent
$655,900
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic commercial space along Port Jefferson’s East Main Street corridor.
Where is this mixed-use property located?
The property is located at 228 East Main Street Port Jefferson, NY.
What is the asking price?
The asking price for this property is $1,649,000.
What are key features of this property?
This property features: 8,535 SF mixed‑use retail/office building, including the lower level; Located at 228 East Main Street in Port Jefferson, NY 11777; Building dates to 1900
