Medical Office with Exam
For Sale
$699,999
3250 Sunrise Highway, Islip, NY 11730
ADA-compliant healthcare facility with separate patient and staff access, clinical work areas, and dedicated administrative space.
Property Size3,116 SF
Price / SF$224.65
Days on Market160
Property Features for 3250 Sunrise Highway
General Information
Standard status
Active
Size
3,116 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$17,555
Amenities
Central Air
3
Parking.
10 Parking Spaces. Private, Lot.
Building Details
Year Built
1972
Listing Agency:
Realty Connect USA L I Inc
(516) 606-4728
Listed By:
Paul Musso
(516) 606-4728
Source:
Xome
Added: Mar 24
Changed: Aug 29
Last Checked: Aug 30 at 1:09PM
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.
Located at 3250 Sunrise Highway in Islip, this 3,116-square-foot medical office was built in 1972 and arranged for healthcare operations. The main level includes reception, several waiting areas, three private exam rooms, a physician office, laboratory area, scanning and administrative workstations, storage, and a manager’s office. Additional features include a vaccine refrigerator area, scale and eye chart station, kitchen or break area, multiple restrooms, and central air.
Patient and employee circulation are supported by separate entrances, while a wheelchair and stroller ramp, accessible restroom, designated handicap parking, multiple access points, and emergency exits address operational and accessibility needs. The property also includes a full basement with stairwell access and a private parking lot providing 10 spaces. An application is pending with the Town of Islip for medical office or similar use.
Patient and employee circulation are supported by separate entrances, while a wheelchair and stroller ramp, accessible restroom, designated handicap parking, multiple access points, and emergency exits address operational and accessibility needs. The property also includes a full basement with stairwell access and a private parking lot providing 10 spaces. An application is pending with the Town of Islip for medical office or similar use.
Key Highlights
- 3,116 SF medical office at 3250 Sunrise Highway
- Three private exam rooms plus reception, waiting areas, lab, and physician office
- Full basement with stairwell access for storage, expansion, or operations
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
Current Use
Location Intelligence
Trade Area within ½ mile
389
Businesses Nearby
Balanced
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
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Frequently Asked Questions
What type of property is this?
Medical Office Space - ADA-compliant healthcare facility with separate patient and staff access, clinical work areas, and dedicated administrative space.
Where is this medical office space located?
The property is located at 3250 Sunrise Highway 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 at 3250 Sunrise Highway; Three private exam rooms plus reception, waiting areas, lab, and physician office; Full basement with stairwell access for storage, expansion, or operations
