Waterfront Marina with
New
For Sale
$2,489,999
24 Cottage Ave, Bayshore, NY 11706
Commercial waterfront facility with dock infrastructure, workshop space, office amenities, and marina zoning.
Property Size6,570 SF
Days on Market3
Property Features for 24 Cottage Ave
General Information
Standard status
Active
Size
6,570 SF
Property subtype
Industrial
Zoning
BUS 1- 570: MARINAS
Additional Details
Voltage
220 V
Taxes and HOA fees
Annual Taxes
$21,526
Amenities
waterfront bulkhead
dock spaces
travel lift slip
high ceilings
grand showroom
workshop
private office
bath
newly renovated restrooms
radiant in-floor heat
new roof
Building Details
Building Size
6,570 SF
Year Built
1938
Stories
2
Listing Agency:
Nest Seekers International
Listed By:
Domenick J. Cartelli Jr
(631) 637-0199
Source:
Elliman
Added: Sep 18
Last Checked: Sep 19 at 10:53AM
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 Nest Seekers International
Investment Insights
Based on property information with market context.
This marina property at 24 Cottage Ave includes direct access to the Great South Bay, a waterfront bulkhead, dock spaces, and a travel lift slip configured for hauling and loading. The main building combines a high-ceiling showroom with a substantial workshop equipped with 220 power, plus a private office with bath. Recently renovated restrooms, radiant in-floor heat, and a new roof add to the facility’s physical improvements.
The property is positioned across from Bay Shore Marina and approximately a 2-minute drive from Bay Shore’s main street. It overlooks the Great South Bay with views toward Fire Island and benefits from reported foot and vehicle traffic. Zoning is BUS 1-570: MARINAS. The building was constructed in 1938 and has a walk score of 83 and bike score of 60.
The property is positioned across from Bay Shore Marina and approximately a 2-minute drive from Bay Shore’s main street. It overlooks the Great South Bay with views toward Fire Island and benefits from reported foot and vehicle traffic. Zoning is BUS 1-570: MARINAS. The building was constructed in 1938 and has a walk score of 83 and bike score of 60.
Key Highlights
- Direct access to the Great South Bay with waterfront bulkhead and dock spaces
- Travel lift slip supports hauling and loading activity
- High‑ceiling showroom plus large workshop with 220 power
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
$128,450
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
5.16%
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%
$2,569,000
$2.6M
Cap Rate 7%
$1,835,000
$1.8M
Cap Rate 9%
$1,427,222
$1.4M
Market Conditions
NOI Build-Up for 6,570 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
$197.1K $30.00/SF
− Vacancy
−$13.6K −$2.07/SF
EGI
$183.5K $27.93/SF
− OpEx
−$55.1K −$8.38/SF
NOI
$128.5K $19.55/SF
Area
Suffolk County, NY
Vacancy
6.90%
Lease Rate
$30.00 /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%
$2,569,000
Cap Rate 7%
$1,835,000
Cap Rate 9%
$1,427,222
Alternative Uses
Best Use
Retail
$1.83M
$1.61M – $2.14M
NOI $128,450 @ 7.0% cap · market cap 5.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.00M
$1.75M – $2.34M
NOI $140,107 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
458
Businesses Nearby
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Marina - Commercial waterfront facility with dock infrastructure, workshop space, office amenities, and marina zoning.
Where is this marina located?
The property is located at 24 Cottage Ave Bayshore, NY.
What is the asking price?
The asking price for this property is $2,489,999.
What are key features of this property?
This property features: Direct access to the Great South Bay with waterfront bulkhead and dock spaces; Travel lift slip supports hauling and loading activity; High‑ceiling showroom plus large workshop with 220 power
