Professional Office Building with
For Sale
Contact for pricing
240 Long Beach Road, Island Park, NY 11558
Turnkey office layout with 12 private offices, open bullpen, and large conference room for professional or medical use.
Property Size3,600 SF
Price / SF$250
Days on Market102
Property Features for 240 Long Beach Road
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Retail, Office
Additional Details
Office Units
12
Listing Agency:
AK Commercial Propertie
Listed By:
Kim Calcaterra · License #10991233856
Source:
Crexi
Added: May 28
Changed: Aug 16
Last Checked: Sep 3 at 8:16AM
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 AK Commercial Propertie
Investment Insights
Based on property information with market context.
This well-maintained professional office building for sale offers approximately 3,600 square feet of flexible workspace designed for professional operations. The interior configuration includes 12 private offices, a spacious open bullpen area intended for collaborative workstation setups, and a large conference room for meetings, presentations, and client gatherings. Additional functional amenities include a kitchenette and two restrooms, supported by an efficient floor plan suited to a variety of office-related uses.
The property is located on highly visible Long Beach Road in Island Park, NY, providing convenient access to surrounding Long Island communities and major roadways. It is also described as having accessibility to local retail and public transportation, supporting practical day-to-day access for employees and visitors.
The layout and amenities make the building a good fit for an owner-user seeking turn-key space for an established professional team, or for firms looking for a multi-office environment with both private offices and an open bullpen. Uses specifically referenced include medical, legal, accounting, insurance, and other office-related businesses that require meeting space and multiple work areas.
The property is located on highly visible Long Beach Road in Island Park, NY, providing convenient access to surrounding Long Island communities and major roadways. It is also described as having accessibility to local retail and public transportation, supporting practical day-to-day access for employees and visitors.
The layout and amenities make the building a good fit for an owner-user seeking turn-key space for an established professional team, or for firms looking for a multi-office environment with both private offices and an open bullpen. Uses specifically referenced include medical, legal, accounting, insurance, and other office-related businesses that require meeting space and multiple work areas.
Key Highlights
- 3,600 SF professional office building for sale on highly visible Long Beach Road in Island Park, NY
- Layout includes 12 private offices plus a large open bullpen area for collaborative workstations
- Large conference room for meetings, presentations, and client gatherings
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
$61,903
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
6.88%
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%
$1,238,060
$1.2M
Cap Rate 7%
$884,329
$884.3K
Cap Rate 9%
$687,811
$687.8K
Market Conditions
NOI Build-Up for 3,600 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
$100.7K $27.96/SF
− Vacancy
−$18.1K −$5.03/SF
EGI
$82.5K $22.93/SF
− OpEx
−$20.6K −$5.73/SF
NOI
$61.9K $17.20/SF
Area
Nassau 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%
$1,238,060
Cap Rate 7%
$884,329
Cap Rate 9%
$687,811
Alternative Uses
Best Use
Office B
$884.3K
$773.8K – $1.03M
NOI $61,903 @ 7.0% cap · market cap 6.88%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.38M
$2.08M – $2.78M
NOI $166,617 @ 7.0% cap · market cap 18.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Office units
Location Intelligence
Trade Area within ½ mile
751
Businesses Nearby
Explore this area
Business Placement
Demographics for 11558, NY
8,954
Population
3,317
Households
2.7
Avg Household Size
44
Median Age
36%
College-Educated
93%
High-School Grad
1.5 sq mi
ZIP Area
5,969
Density / Sq Mi
$109,443
Median Household Income
$62,091
Median Earnings
$2,212
Median Rent
$601,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Turnkey office layout with 12 private offices, open bullpen, and large conference room for professional or medical use.
Where is this office building located?
The property is located at 240 Long Beach Road Island Park, NY.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 3,600 SF professional office building for sale on highly visible Long Beach Road in Island Park, NY; Layout includes 12 private offices plus a large open bullpen area for collaborative workstations; Large conference room for meetings, presentations, and client gatherings
