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    Portview Building - 28 N Country Road, Mount Sinai, NY 11766

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    New
    For Lease
    $14 SF/Yr

    Modified gross terms include gas and water, with fiber optic service, elevator access, and on-site parking.

    Type:Office
    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 2:18 am

    Property Features for Portview Building - 28 N Country Road

    General Information

    Standard status
    Active
    Property subtype
    Office

    Building Details

    Year Built
    1988

    Spaces For Lease

    at Portview Building - 28 N Country Road Contact us

    We can help!

    Listing Contact
    Marian Campi-Conde

    Listing agent Marian Campi-Conde License #NY #10401290062

    Listing office NAI Long Island

    Listing date Jun 2, 2026

    Source Nailongisland

    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 NAI Long Island

    HighLights

    • Multi‑tenant office building built in 1988
    • Modified gross leases include gas and water; utilities are $3.50 psf
    • Fiber optic data cable and 24/7 tenant access with security camera system
    • Elevator service to all floors
    • On‑site parking with good tenant signage
    • Secure on‑site basement storage available

    Overview

    The Portview Building is a multi-tenant office property offering a reliable, efficiency-focused setup for professional users. The building supports elevator service to all floors and includes a strong floor-to-window ratio to improve natural light within office spaces. Fiber optic data cable is available, and tenants benefit from 24/7 access secured by a security camera system. Secure on-site basement storage is also available for added operational flexibility. Lease structure is modified gross with gas and water included, and utilities are noted at $3.50 per square foot.

    Located on Long Island’s north shore at 28 N. Country Road in Mount Sinai, the building is approximately one mile east of John T. Mather Hospital. The property sits on a well-landscaped site with on-site parking and good tenant signage, along with excellent visibility designed to support steady brand presence.

    This offering is a practical fit for businesses that want dependable day-to-day access, modern communications infrastructure, and a professional office environment with straightforward amenities. The combination of secure 24/7 entry, elevator convenience, and on-site storage makes it well-suited for teams that prioritize control of access and efficient space utilization.
    Location Intelligence

    Current Use by Public Records

    Senator Kenneth P. ... State Government Office Sherona Varulkar Oil, ... Alternative Medicine Practice Kristen Schmideler Practitioner Service Location Maria A. Dias, PhD Counselor Calm Seas Psychotherapy, ... Crisis Center

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mount Sinai
    County
    Suffolk
    State
    New York
    Longitude
    -73.035041
    Latitude
    40.938409

    Nearby Similar for Lease

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    • $14 SF/Yr

      Mount Sinai Office Space Available

      Office space for rent near Port Jefferson Village.
      28 N Country Rd, Mount Sinai, NY 11766
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    • Contact for pricing
      2,400 SF

      Mount Sinai Retail Space

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    FAQs

    What type of property is this?
    Office building - Modified gross terms include gas and water, with fiber optic service, elevator access, and on-site parking.
    Where is this office building located?
    The property is located at Portview Building - 28 N Country Road Mount Sinai, NY.
    What is the lease rate?
    The lease rate is $14 SF/Yr.
    What are key features of this property?
    This property features: Multi‑tenant office building built in 1988; Modified gross leases include gas and water; utilities are $3.50 psf; Fiber optic data cable and 24/7 tenant access with security camera system
    (516) 474-7199
    We can help!
    Listing Contact
    Marian Campi-Conde
    Real Estate License ID: NY #10401290062
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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