Medical Office Suite with
For Sale
$457,000
3 School Street #202, Glen Cove, NY 11542
Elevator-served space includes operatories, offices, storage, and a conference area near shops, restaurants, and transportation.
Property Size1,616 SF
Price / SF$282.80
Days on Market169
Property Features for 3 School Street #202
General Information
Standard status
Active
Size
1,616 SF
Total Parking Spaces
50
Elevators
Yes
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$12,700
Building Details
Building Size
1,616 SF
Stories
3
Listing Agency:
Lorber Hoffman RE Group LLC
(516) 972-5648
Listed By:
Daria K. Hoffman SRES
(516) 972-5648
Source:
Cornerstonemyhome
Added: Mar 14
Changed: Aug 28
Last Checked: Aug 28 at 11:30AM
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 Lorber Hoffman RE Group LLC
Investment Insights
Based on property information with market context.
This 1,616-square-foot medical office suite is arranged for professional use, with a reception area, operatories or offices, a half bath, storage room, and a combined lunch and conference area. Updated HVAC, upgraded lighting, and finished interior details support a polished workplace setting. The suite is available for sale and lease.
Positioned on the second floor of an elevator building at 3 School Street, the property is near Glen Cove Village Square, shops, restaurants, and transportation. A municipal parking garage with over 50 spaces is located within steps of the building, adding convenient access for staff and visitors.
The layout and existing features support medical, dental, cosmetic, medspa, or other professional office use as described in the property information.
Positioned on the second floor of an elevator building at 3 School Street, the property is near Glen Cove Village Square, shops, restaurants, and transportation. A municipal parking garage with over 50 spaces is located within steps of the building, adding convenient access for staff and visitors.
The layout and existing features support medical, dental, cosmetic, medspa, or other professional office use as described in the property information.
Key Highlights
- 1,616 SF medical office suite with reception, operatories or offices, half bath, storage, and lunch/conference area
- Updated HVAC, upgraded lighting, and quality interior finishes
- Second‑floor suite in an elevator building at 3 School Street #202
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
$28,351
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
6.20%
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%
$567,020
$567.0K
Cap Rate 7%
$405,014
$405.0K
Cap Rate 9%
$315,011
$315.0K
Market Conditions
NOI Build-Up for 1,616 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
$54.9K $33.96/SF
− Vacancy
−$7.6K −$4.72/SF
EGI
$47.3K $29.24/SF
− OpEx
−$18.9K −$11.70/SF
NOI
$28.4K $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%
$567,020
Cap Rate 7%
$405,014
Cap Rate 9%
$315,011
Alternative Uses
Best Use
Healthcare Medical
$405.0K
$354.4K – $472.5K
NOI $28,351 @ 7.0% cap · market cap 6.20%
Second Best
Office B
$397.0K
$347.4K – $463.1K
NOI $27,788 @ 7.0% cap · market cap 6.08%
Theoretical Best
Specialty Retail
$1.07M
$934.9K – $1.25M
NOI $74,793 @ 7.0% cap · market cap 16.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,895
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11542, NY
29,171
Population
11,374
Households
2.6
Avg Household Size
43
Median Age
41%
College-Educated
86%
High-School Grad
6.7 sq mi
ZIP Area
4,354
Density / Sq Mi
$92,284
Median Household Income
$52,855
Median Earnings
$2,350
Median Rent
$659,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Glen Cove Animal Clinic — 87 Glen Cove Ave, Glen Cove, NY 11542
- Giordano a R DVM — 42 Forest Ave, Glen Cove, NY 11542
- Green Forest Veterinary Hospital of Glen Cove — 120 Forest Ave, Glen Cove, NY 11542
- Petco Vaccination Clinic — Shopping Center, 227 Forest Ave, Glen Cove, NY 11542
Frequently Asked Questions
What type of property is this?
Medical Office Space - Elevator-served space includes operatories, offices, storage, and a conference area near shops, restaurants, and transportation.
Where is this medical office space located?
The property is located at 3 School Street #202 Glen Cove, NY.
What is the asking price?
The asking price for this property is $457,000.
What are key features of this property?
This property features: 1,616 SF medical office suite with reception, operatories or offices, half bath, storage, and lunch/conference area; Updated HVAC, upgraded lighting, and quality interior finishes; Second‑floor suite in an elevator building at 3 School Street #202
