Building Details

Building Size 4,800 SF

Listing Agency: R&R Commercial Realty Group Show Phone

Listed By: Richard Pino · License #10301213277

Source: Commercialcafe

Added: May 18 Changed: Aug 8 Last Checked: Jul 16 at 3:33AM

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Investment Insights

Based on property information with market context.

A restaurant property is available for sale. The property is located in Wainscott, New York.

Key Highlights

• Restaurant property for sale.
• Located in Wainscott, New York.
• Commercial real estate investment opportunity.

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

$87,276

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

4.59%

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%

$1,745,520 $1.7M

Cap Rate 7%

$1,246,800 $1.2M

Cap Rate 9%

$969,733 $969.7K

Market Conditions

NOI Build-Up for 4,800 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

$125.0K $26.04/SF

− Vacancy

−$8.6K −$1.80/SF

EGI

$116.4K $24.24/SF

− OpEx

−$29.1K −$6.06/SF

NOI

$87.3K $18.18/SF

Area

Suffolk County, NY

Vacancy

6.90%

Lease Rate

$26.04 /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%

$1,745,520

Cap Rate 7%

$1,246,800

Cap Rate 9%

$969,733

Alternative Uses

Best Use

Specialty Retail

$1.25M

$1.09M – $1.45M (±1% cap)

NOI $87,276 @ 7.0% cap · market cap 4.59%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.46M

$1.28M – $1.71M (±1% cap)

NOI $102,361 @ 7.0% cap · market cap 5.39%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Restaurants

Suggested Use

Top Pick HVAC Service Plumbing Service (Bike/Boat/Book/etc) Store Auto Repair Shop Garden Center Grocery & Convenience Store

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

193

Businesses Nearby

Explore this area Business Placement

Demographics for 11975, NY

656

Population

662

Households

1

Avg Household Size

50

Median Age

59%

College-Educated

98%

High-School Grad

4.1 sq mi

ZIP Area

160

Density / Sq Mi

$53,553

Median Earnings

$2,000,001

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this restaurants located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• SOFO Sandwich Co. — 84 Wainscott NW Rd, Wainscott, NY 11975
• The Seafood Shop Catering Company — 356 Montauk Hwy 2nd floor suite, Wainscott, NY 11975

Frequently Asked Questions

What type of property is this?

Restaurant - Restaurant property available for sale in Wainscott, New York.

Where is this restaurant located?

The property is located at 267 Montauk Hwy Wainscott, NY.

What is the asking price?

The asking price for this property is $1,900,000.

What are key features of this property?

This property features: Restaurant property for sale.; Located in Wainscott, New York.; Commercial real estate investment opportunity.