Mixed-Use Property With Retail
New
For Sale
$1,650,000
2904 Lincoln Avenue, Oceanside, NY 11572
Residential Income, Oceanside, NY
Property Size4,082 SF
Lot Size0.34 Acres
Price / SF$404.21
Days on Market6
Property Features for 2904 Lincoln Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking
10
Parking features
Parking Lot, Garage, Oversize, Driveway
Exterior features
Mailbox
Fireplace
1
Basement
Unfinished, Partial
Lot features
Back Yard, Front Yard, Landscaped, Level, Near Public Transit, Near School, Near Shops, Private
Elementary school
School 2
Middle school
School 9M-Oceanside Middle School
High school
School 7-Oceanside Senior Hs
Elementary school district
Oceanside
Middle school district
Oceanside
High school district
Oceanside
Standard status
Active
APN
2089-38-375-00-0006-0
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
20436
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Baseboard
Cooling system
Wall/Window Unit(s), Central Air, Window Unit(s), Ductless
Water source
Public
Building Details
Year built
1888
Number of units
3
Flooring type
Hardwood
Building materials
Frame, Stone, Vinyl Siding
Listing Agency:
Stonegate Real Estate
Listed By:
Anthony M. Ponte
(516) 740-2777
Added: Sep 17
Changed: Sep 18
Last Checked: Sep 22 at 5:06PM
MLS# 1052130
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1888, this mixed-use property combines a ground-floor retail storefront with two residential apartments above. The units include one three-bedroom, one-bath apartment and one two-bedroom, one-bath apartment. The retail area is currently occupied by the owner, creating the option for an owner-user business or continued commercial use. The property contains approximately 4,082 square feet on a 0.3444-acre lot measuring 100 feet by 148 feet.
Additional improvements include a detached rear garage with second-floor storage, a driveway, parking lot, and oversized parking accommodations. The roof was replaced approximately 10 years ago. Public water and public sewer serve the property, with natural-gas baseboard heating and multiple cooling systems, including central air and ductless units. Located at 2904 Lincoln Avenue in Oceanside, NY 11572.
Additional improvements include a detached rear garage with second-floor storage, a driveway, parking lot, and oversized parking accommodations. The roof was replaced approximately 10 years ago. Public water and public sewer serve the property, with natural-gas baseboard heating and multiple cooling systems, including central air and ductless units. Located at 2904 Lincoln Avenue in Oceanside, NY 11572.
Key Highlights
- Approximately 4,082‑square‑foot mixed‑use property built in 1888
- Ground‑floor retail storefront with two residential apartments above
- Three‑bedroom, one‑bath apartment plus two‑bedroom, one‑bath apartment
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
$80,836
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
4.90%
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%
$1,616,720
$1.6M
Cap Rate 7%
$1,154,800
$1.2M
Cap Rate 9%
$898,178
$898.2K
Market Conditions
NOI Build-Up for 4,082 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
$122.5K $30.00/SF
− Vacancy
−$7.0K −$1.71/SF
EGI
$115.5K $28.29/SF
− OpEx
−$34.6K −$8.49/SF
NOI
$80.8K $19.80/SF
Area
Nassau County, NY
Vacancy
5.70%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,616,720
Cap Rate 7%
$1,154,800
Cap Rate 9%
$898,178
Alternative Uses
Best Use
Retail
$1.15M
$1.01M – $1.35M
NOI $80,836 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$1.04M
$910.2K – $1.21M
NOI $72,813 @ 7.0% cap · market cap 4.41%
Theoretical Best
Specialty Retail
$2.70M
$2.36M – $3.15M
NOI $188,925 @ 7.0% cap · market cap 11.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,263
Businesses Nearby
Explore this area
Business Placement
Demographics for 11572, NY
31,157
Population
10,811
Households
2.9
Avg Household Size
44
Median Age
48%
College-Educated
94%
High-School Grad
4.8 sq mi
ZIP Area
6,491
Density / Sq Mi
$144,419
Median Household Income
$61,627
Median Earnings
$2,118
Median Rent
$627,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor retail space is paired with two apartments, a detached garage, and on-site parking for flexible occupancy options.
Where is this mixed-use property located?
The property is located at 2904 Lincoln Avenue Oceanside, NY.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Approximately 4,082‑square‑foot mixed‑use property built in 1888; Ground‑floor retail storefront with two residential apartments above; Three‑bedroom, one‑bath apartment plus two‑bedroom, one‑bath apartment
