10-Store Shopping
For Sale
Contact for pricing
3220 Long Beach Rd, Oceanside, NY 11572
Retail center with front parking along Long Beach Road.
Property Size9,000 SF
Price / SF$672.22
Days on Market52
Property Features for 3220 Long Beach Rd
General Information
Standard status
Active
Size
9,000 SF
Property subtype
RETAIL
Additional Details
Road Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Century 21 - Sherlock Homes | Rockville Centre
(516) 764-2601
Listed By:
Roger Hart · License #NC249783
(516) 764-2183
Source:
Moodyscre
Added: Jul 27
Changed: Sep 10
Last Checked: Sep 15 at 7:34AM
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 | Rockville Centre
Investment Insights
Based on property information with market context.
Oceanside Plaza is a 9,000-square-foot shopping center comprising 10 stores. The property includes front parking and is positioned along Long Beach Road.
Located at 3220 Long Beach Rd in Oceanside, New York, the center offers a multi-store retail configuration with on-site parking serving the property.
Located at 3220 Long Beach Rd in Oceanside, New York, the center offers a multi-store retail configuration with on-site parking serving the property.
Key Highlights
- 10‑store shopping center
- 9,000 square feet of property size
- Front parking included
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
$178,227
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
2.95%
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%
$3,564,540
$3.6M
Cap Rate 7%
$2,546,100
$2.5M
Cap Rate 9%
$1,980,300
$2.0M
Market Conditions
NOI Build-Up for 9,000 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
$270.0K $30.00/SF
− Vacancy
−$15.4K −$1.71/SF
EGI
$254.6K $28.29/SF
− OpEx
−$76.4K −$8.49/SF
NOI
$178.2K $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%
$3,564,540
Cap Rate 7%
$2,546,100
Cap Rate 9%
$1,980,300
Alternative Uses
Best Use
Retail
$2.55M
$2.23M – $2.97M
NOI $178,227 @ 7.0% cap · market cap 2.95%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.95M
$5.21M – $6.94M
NOI $416,543 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,209
Businesses Nearby
Under-served
Demand for This Use
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 Retail in Northeast region
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Similar Off Market Nearby
- Sands Shopping Center — 3563 Long Beach Rd, Oceanside, NY 11572
- Oceanside Plaza — 3159 Long Beach Rd, Oceanside, NY 11572
- GREAT LINCOLN SHOPPING CENTER — 31-35 Atlantic Ave, Oceanside, NY 11572
Frequently Asked Questions
What type of property is this?
Shopping center - Retail center with front parking along Long Beach Road.
Where is this shopping center located?
The property is located at 3220 Long Beach Rd Oceanside, NY.
What is the asking price?
The asking price for this property is $6,050,000.
What are key features of this property?
This property features: 10‑store shopping center; 9,000 square feet of property size; Front parking included
