Medical Office with Full
For Sale
$699,999
3250 Sunrise Highway, East Islip, NY 11730
Purpose-built healthcare layout with patient reception, exam rooms, administrative areas, private entrances, and dedicated parking.
Property Size3,116 SF
Days on Market129
Property Features for 3250 Sunrise Highway
General Information
Standard status
Active
Size
3,116 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
BUS1
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$17,555
Amenities
reception area
waiting rooms
private exam rooms
doctor's office
lab
employee workstations
vaccine refrigerator area
scale and eye chart station
samples closet
multiple restrooms
handicap-accessible bathroom
wheelchair/stroller ramp
separate entrances
private office manager space
kitchen/break area
full basement
Building Details
Building Size
3,116 SF
Year Built
1972
Buildings
1
Stories
1
Listing Agency:
Realty Connect USA L I Inc
(631) 881-5160
Listed By:
Paul A. Musso SFR
(631) 865-7745
Source:
Mahlerrealty
Added: Apr 29
Changed: Sep 4
Last Checked: Sep 1 at 8:38PM
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 Realty Connect USA L I Inc
Investment Insights
Based on property information with market context.
This 3,116-square-foot medical office at 3250 Sunrise Hwy includes a reception area, multiple waiting rooms, three private exam rooms, a doctor’s office, lab space, and employee workstations for scanning and administrative functions. Additional features include vaccine refrigerator space, a scale and eye-chart station, a samples closet, multiple restrooms, a kitchen and break area, central air, and substantial storage.
The property includes separate patient and staff entrances, wheelchair and stroller ramp access, an accessible restroom, designated handicap parking, and multiple emergency exits. A full basement with stairwell access provides additional storage or operational space. The site has a private parking lot with 10 spaces and is positioned along Sunrise Highway. An application is pending with the Town of Islip for medical office or similar use.
The property includes separate patient and staff entrances, wheelchair and stroller ramp access, an accessible restroom, designated handicap parking, and multiple emergency exits. A full basement with stairwell access provides additional storage or operational space. The site has a private parking lot with 10 spaces and is positioned along Sunrise Highway. An application is pending with the Town of Islip for medical office or similar use.
Key Highlights
- 3,116 SF medical office with three private exam rooms
- Reception, multiple waiting rooms, doctor’s office, lab, and administrative workstations
- Full basement with stairwell access for storage or additional operational space
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
$53,581
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
7.65%
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%
$1,071,620
$1.1M
Cap Rate 7%
$765,443
$765.4K
Cap Rate 9%
$595,344
$595.3K
Market Conditions
NOI Build-Up for 3,116 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
$87.1K $27.96/SF
− Vacancy
−$15.7K −$5.03/SF
EGI
$71.4K $22.93/SF
− OpEx
−$17.9K −$5.73/SF
NOI
$53.6K $17.20/SF
Area
Suffolk County, NY
Vacancy
18.00%
Lease Rate
$27.96 /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%
$1,071,620
Cap Rate 7%
$765,443
Cap Rate 9%
$595,344
Alternative Uses
Best Use
Office B
$765.4K
$669.8K – $893.0K
NOI $53,581 @ 7.0% cap · market cap 7.65%
Second Best
Healthcare Medical
$712.0K
$623.0K – $830.6K
NOI $49,837 @ 7.0% cap · market cap 7.12%
Theoretical Best
Office A
$949.3K
$830.6K – $1.11M
NOI $66,449 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
270
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11730, NY
14,523
Population
5,230
Households
2.8
Avg Household Size
43
Median Age
39%
College-Educated
95%
High-School Grad
4.5 sq mi
ZIP Area
3,227
Density / Sq Mi
$146,190
Median Household Income
$64,934
Median Earnings
$2,508
Median Rent
$577,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Purpose-built healthcare layout with patient reception, exam rooms, administrative areas, private entrances, and dedicated parking.
Where is this medical office space located?
The property is located at 3250 Sunrise Highway East Islip, NY.
What is the asking price?
The asking price for this property is $699,999.
What are key features of this property?
This property features: 3,116 SF medical office with three private exam rooms; Reception, multiple waiting rooms, doctor’s office, lab, and administrative workstations; Full basement with stairwell access for storage or additional operational space
