Bay Shore Deli and
For Sale
$699,900
Pending
305 4th Ave, Bayshore, NY 11706
Established deli with renovated facilities and residential property.
Property Size2,000 SF
Days on Market134
Property Features for 305 4th Ave
General Information
Standard status
Pending
Size
2,000 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$11,337
Building Details
Building Size
2,000 SF
Listed By:
Amanda Dubester
(631) 922-2944
Source:
Elliman
Added: Apr 24
Changed: Aug 21
Last Checked: Sep 4 at 12:52PM
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 Amanda Dubester
Investment Insights
Based on property information with market context.
This property presents an opportunity to own an established deli in Bay Shore, originally founded in 1964 and recently renovated. The fully operational deli is situated in a high-visibility location. The sale includes a two-bedroom, one-bathroom ranch home located next door. The home includes a basement that could be used for storage or future expansion. The location is considered very walkable with a score of 73 and somewhat bikeable with a score of 49.
Key Highlights
- Fully renovated, established deli since 1964 offering a blend of history and modern appeal.
- Includes a two‑bedroom, one‑bathroom ranch home, providing options for living, staff housing, or rental income.
- High‑visibility, convenient location ideal for attracting customers.
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
$36,365
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
5.20%
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%
$727,300
$727.3K
Cap Rate 7%
$519,500
$519.5K
Cap Rate 9%
$404,056
$404.1K
Market Conditions
NOI Build-Up for 2,000 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
$52.1K $26.04/SF
− Vacancy
−$3.6K −$1.80/SF
EGI
$48.5K $24.24/SF
− OpEx
−$12.1K −$6.06/SF
NOI
$36.4K $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%
$727,300
Cap Rate 7%
$519,500
Cap Rate 9%
$404,056
Alternative Uses
Best Use
Specialty Retail
$519.5K
$454.6K – $606.1K
NOI $36,365 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$609.3K
$533.1K – $710.8K
NOI $42,650 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,226
Businesses Nearby
49k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 80%
Dining 11%
Electronics 8%
Home Improvements & Furnishings 1%
Teachers Federal Credit Union (TFCU)
Shops & Services
13,085 visits/mo
0.3 miles
Mobil
Shops & Services
10,796 visits/mo
0.3 miles
Family Dollar
Shops & Services
6,250 visits/mo
0.4 miles
P.C. Richard & Son
Electronics
3,642 visits/mo
0.4 miles
Domino's Pizza
Dining
2,982 visits/mo
0.4 miles
Demographics for 11706, NY
66,263
Population
21,435
Households
3.1
Avg Household Size
37
Median Age
26%
College-Educated
82%
High-School Grad
16.9 sq mi
ZIP Area
3,921
Density / Sq Mi
$115,112
Median Household Income
$44,917
Median Earnings
$1,885
Median Rent
$464,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established deli with renovated facilities and residential property.
Where is this conventional restaurant located?
The property is located at 305 4th Ave Bayshore, NY.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Fully renovated, established deli since 1964 offering a blend of history and modern appeal.; Includes a two‑bedroom, one‑bathroom ranch home, providing options for living, staff housing, or rental income.; High‑visibility, convenient location ideal for attracting customers.
