Listing Agency: ACC Space Commercial Real Estate Show Phone

Listed By: Chip Entwistle · License #10301214444 Show Phone

Source: Moodyscre

Added: Jul 19, 2023 Changed: Sep 12 Last Checked: Sep 14 at 11:04AM

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Investment Insights

Based on property information with market context.

This 3,690 square foot building is an attractive investment opportunity in a desirable location. The property is a built-out dentist office, benefiting owner-users looking for medical space. Its proximity to Hempstead Turnpike and the Meadow Brook Parkway allows for ease of transportation.

Key Highlights

• Excellent investment opportunity in a desirable Long Island location.
• Close proximity to Hempstead Tpke and Meadow Brook Parkway for easy transportation.
• Surrounded by an influx of notable amenities and transportation access.

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

$64,736

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

4.62%

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%

$1,294,720 $1.3M

Cap Rate 7%

$924,800 $924.8K

Cap Rate 9%

$719,289 $719.3K

Market Conditions

NOI Build-Up for 3,690 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

$125.3K $33.96/SF

− Vacancy

−$17.4K −$4.72/SF

EGI

$107.9K $29.24/SF

− OpEx

−$43.2K −$11.70/SF

NOI

$64.7K $17.54/SF

Area

Nassau County, NY

Vacancy

13.90%

Lease Rate

$33.96 /SF/Yr

Expense Ratio

40.00%

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%

$1,294,720

Cap Rate 7%

$924,800

Cap Rate 9%

$719,289

Alternative Uses

Best Use

Healthcare Medical

$924.8K

$809.2K – $1.08M (±1% cap)

NOI $64,736 @ 7.0% cap · market cap 4.62%

Second Best

Office B

$906.4K

$793.1K – $1.06M (±1% cap)

NOI $63,451 @ 7.0% cap · market cap 4.53%

Theoretical Best

Specialty Retail

$2.44M

$2.13M – $2.85M (±1% cap)

NOI $170,782 @ 7.0% cap · market cap 12.20%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

East Meadow Dental ... Dental Office Rehabpro Physical Therapy ... Physician Dr. James Mastrodomenico, ... Dental Office East Meadow Dental ... Dental Office Jacobson Andrew DDS Dental Office

Suggested Use

Top Pick Parking Lot & Garage (Bike/Boat/Book/etc) Store Department Store Clothing & Fashion Store Cosmetic Store Daycare Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

1,281

Businesses Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this medical office space located? What is the asking price? Find similar properties What are key features of this property?

Similar Off Market Nearby

• East Meadow Veterinary Center — 535 E Meadow Ave, East Meadow, NY 11554
• Helping PAW — 220 E Meadow Ave, East Meadow, NY 11554

Frequently Asked Questions

What type of property is this?

Medical Office Space - Excellent investment opportunity in a desirable Long Island location.

Where is this medical office space located?

The property is located at 258 E Meadow Ave E Meadow, NY.

What is the asking price?

The asking price for this property is $1,400,000.

What are key features of this property?

This property features: Excellent investment opportunity in a desirable Long Island location.; Close proximity to Hempstead Tpke and Meadow Brook Parkway for easy transportation.; Surrounded by an influx of notable amenities and transportation access.