Freeport Commercial Building For
For Sale
$1,549,000
312-314 Woodcleft Ave, Freeport, NY 11520
Versatile commercial building suitable for retail, warehouse, or automotive uses.
Property Size5,600 SF
Lot Size0.24 Acres
Price / SF$276.61
Days on Market100
Property Features for 312-314 Woodcleft Ave
General Information
Standard status
Active
Size
5,600 SF
Lot size
0.24 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$17,027
Building Details
Building Size
5,600 SF
Year Built
1986
Listing Agency:
DOUGLAS ELLIMAN REAL ESTATE
(516) 322-3138
Listed By:
Paul Conforti · License #10301201366
(516) 322-3138
Source:
Elliman
Added: May 19
Changed: Aug 21
Last Checked: Aug 25 at 9:45AM
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 DOUGLAS ELLIMAN REAL ESTATE
Investment Insights
Based on property information with market context.
The property at 314 Woodcleft Ave in Freeport is a free-standing commercial building with approximately 5,600 sq ft of interior space on a 10,500 sq ft lot. Constructed in 1986 and extensively renovated, the property is currently owner-occupied as an automotive sales and repair facility. It features two 200-amp electric services, two gas meters, and three separate heating zones. The interior includes two bathrooms, two private offices, a kitchenette, and a reception area. A 13.5-foot drive-in door provides access to the interior, which has ceiling heights ranging from approximately 14 to 25 feet. The property also includes approximately 5,700 sq ft of parking and storage area. The building has the potential to be divided into two separate units. Suitable uses may include retail, warehouse, marine-related sales, automotive sales, equipment sales, and service-related businesses. The location is near major roadways, waterfront destinations, and local business amenities.
Key Highlights
- Extensively renovated, free‑standing commercial building with approximately 5,600 sq ft of interior space on a 10,500 sq ft lot.
- Versatile space suitable for retail, warehouse, automotive sales/repair, marine‑related sales, and other commercial uses (subject to zoning).
- Features a 13.5‑foot drive‑in door and ceiling heights ranging from 14 to 25 feet.
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
$110,897
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
7.16%
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%
$2,217,940
$2.2M
Cap Rate 7%
$1,584,243
$1.6M
Cap Rate 9%
$1,232,189
$1.2M
Market Conditions
NOI Build-Up for 5,600 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
$168.0K $30.00/SF
− Vacancy
−$9.6K −$1.71/SF
EGI
$158.4K $28.29/SF
− OpEx
−$47.5K −$8.49/SF
NOI
$110.9K $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%
$2,217,940
Cap Rate 7%
$1,584,243
Cap Rate 9%
$1,232,189
Alternative Uses
Best Use
Retail
$1.58M
$1.39M – $1.85M
NOI $110,897 @ 7.0% cap · market cap 7.16%
Second Best
Warehouse
$1.39M
$1.22M – $1.62M
NOI $97,317 @ 7.0% cap · market cap 6.28%
Theoretical Best
Specialty Retail
$3.70M
$3.24M – $4.32M
NOI $259,182 @ 7.0% cap · market cap 16.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
379
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11520, NY
45,121
Population
14,912
Households
3
Avg Household Size
39
Median Age
27%
College-Educated
86%
High-School Grad
5.1 sq mi
ZIP Area
8,847
Density / Sq Mi
$119,407
Median Household Income
$47,475
Median Earnings
$1,984
Median Rent
$480,600
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Automotive property - Versatile commercial building suitable for retail, warehouse, or automotive uses.
Where is this automotive property located?
The property is located at 312-314 Woodcleft Ave Freeport, NY.
What is the asking price?
The asking price for this property is $1,549,000.
What are key features of this property?
This property features: Extensively renovated, free‑standing commercial building with approximately 5,600 sq ft of interior space on a 10,500 sq ft lot.; Versatile space suitable for retail, warehouse, automotive sales/repair, marine‑related sales, and other commercial uses (subject to zoning).; Features a 13.5‑foot drive‑in door and ceiling heights ranging from 14 to 25 feet.
