Bar & Pub
For Sale
$630,000
290 E Main Streets, Patchogue, NY 11772
Established business available for purchase in Patchogue.
Property Size3,049 SF
Days on Market342
Property Features for 290 E Main Streets
General Information
Standard status
Active
Size
3,049 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$14,692
Building Details
Building Size
3,049 SF
Listing Agency:
Empire Home Realty of L I Inc
(631) 796-4514
Listed By:
Melvi Gallardo
(631) 796-4514
Source:
Cornerstonemyhome
Added: Sep 23, 2025
Changed: Aug 29
Last Checked: Aug 25 at 9:13AM
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 Empire Home Realty of L I Inc
Investment Insights
Based on property information with market context.
Bar and pub business offered for sale at 290 E. Main Streets in Patchogue, New York. The property information identifies the asset as a business opportunity and provides an address for the location.
Key Highlights
- Bar and pub business offered for sale
- Located at 290 E. Main Streets, Patchogue, NY 11772
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
$55,438
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
8.80%
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%
$1,108,760
$1.1M
Cap Rate 7%
$791,971
$792.0K
Cap Rate 9%
$615,978
$616.0K
Market Conditions
NOI Build-Up for 3,049 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
$79.4K $26.04/SF
− Vacancy
−$5.5K −$1.80/SF
EGI
$73.9K $24.24/SF
− OpEx
−$18.5K −$6.06/SF
NOI
$55.4K $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%
$1,108,760
Cap Rate 7%
$791,971
Cap Rate 9%
$615,978
Alternative Uses
Best Use
Retail
$851.6K
$745.1K – $993.5K
NOI $59,611 @ 7.0% cap · market cap 9.46%
Second Best
Specialty Retail
$792.0K
$693.0K – $924.0K
NOI $55,438 @ 7.0% cap · market cap 8.80%
Theoretical Best
Office A
$928.9K
$812.8K – $1.08M
NOI $65,021 @ 7.0% cap · market cap 10.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,708
Businesses Nearby
64k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 76%
Groceries 9%
Dining 8%
Electronics 6%
7-Eleven
Shops & Services
13,766 visits/mo
0.1 miles
Chase Bank
Shops & Services
7,388 visits/mo
0.4 miles
Family Dollar
Shops & Services
6,401 visits/mo
0.4 miles
Shell
Shops & Services
6,242 visits/mo
0.1 miles
Bethpage Federal Credit Union
Shops & Services
5,783 visits/mo
0.1 miles
Demographics for 11772, NY
44,459
Population
18,478
Households
2.4
Avg Household Size
42
Median Age
33%
College-Educated
89%
High-School Grad
16.1 sq mi
ZIP Area
2,761
Density / Sq Mi
$105,246
Median Household Income
$55,170
Median Earnings
$2,015
Median Rent
$450,600
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?
Bar & Pub - Established business available for purchase in Patchogue.
Where is this bar & pub located?
The property is located at 290 E Main Streets Patchogue, NY.
What is the asking price?
The asking price for this property is $630,000.
What are key features of this property?
This property features: Bar and pub business offered for sale; Located at 290 E. Main Streets, Patchogue, NY 11772
