Retail Block on Main
For Sale
Contact for pricing
3155 Long Beach Road, Oceanside, NY 11572
Full retail block offered for sale on Long Beach Road between Perkins Avenue and Weidner Avenue.
Property Size11,901 SF
Price / SF$470.55
Days on Market146
Property Features for 3155 Long Beach Road
General Information
Standard status
Active
Size
11,901 SF
Property subtype
Retail
Listing Agency:
CENTURY 21 Sherlock Homes
Listed By:
Roger Hart · License #NY
(516) 459-5379
Source:
Crexi
Added: Apr 15
Changed: Aug 25
Last Checked: Sep 7 at 4:58AM
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 CENTURY 21 Sherlock Homes
Investment Insights
Based on property information with market context.
The offering is a full retail block for sale on Long Beach Road, presented as a commercial storefront property. The seller notes high visibility along the frontage between Perkins Avenue and Weidner Avenue.
The property is located at 3155 Long Beach Road in Oceanside, NY 11572. The listing includes a stated rent roll of $431,894, and interested parties are instructed to email for financial information.
While additional building details are not provided in the public remarks, the asset is marketed as a complete retail block within the specified roadway corridor.
The property is located at 3155 Long Beach Road in Oceanside, NY 11572. The listing includes a stated rent roll of $431,894, and interested parties are instructed to email for financial information.
While additional building details are not provided in the public remarks, the asset is marketed as a complete retail block within the specified roadway corridor.
Key Highlights
- Full retail block for sale on Long Beach Road between Perkins Avenue and Weidner Avenue
- High visibility retail frontage on Long Beach Road between Perkins Avenue and Weidner Avenue
- Rent roll: $431,894
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
$235,676
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
4.21%
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%
$4,713,520
$4.7M
Cap Rate 7%
$3,366,800
$3.4M
Cap Rate 9%
$2,618,622
$2.6M
Market Conditions
NOI Build-Up for 11,901 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
$357.0K $30.00/SF
− Vacancy
−$20.4K −$1.71/SF
EGI
$336.7K $28.29/SF
− OpEx
−$101.0K −$8.49/SF
NOI
$235.7K $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%
$4,713,520
Cap Rate 7%
$3,366,800
Cap Rate 9%
$2,618,622
Alternative Uses
Best Use
Retail
$3.37M
$2.95M – $3.93M
NOI $235,676 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.87M
$6.89M – $9.18M
NOI $550,808 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,226
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Full retail block offered for sale on Long Beach Road between Perkins Avenue and Weidner Avenue.
Where is this retail space located?
The property is located at 3155 Long Beach Road Oceanside, NY.
What is the asking price?
The asking price for this property is $5,600,000.
What are key features of this property?
This property features: Full retail block for sale on Long Beach Road between Perkins Avenue and Weidner Avenue; High visibility retail frontage on Long Beach Road between Perkins Avenue and Weidner Avenue; Rent roll: $431,894
