Office Unit With Private
For Sale
$319,000
369 E Main Street, East Islip, NY 11730
Approximately 1,000 square feet with reception, conference, storage, and dedicated restroom areas in a professional condominium complex.
Property Size1,000 SF
Price / SF$319
Days on Market8
Property Features for 369 E Main Street
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$9,820
Amenities
Central air
Central Air Cooling
Forced Air Heating
Natural Gas Heating
Building Details
Year Built
1985
Listing Agency:
HOWARD HANNA COACH
(631) 331-3600
Listed By:
DAVID FRIEDMAN
Source:
Corcoran
Added: Aug 13
Changed: Aug 19
Last Checked: Aug 20 at 5:36AM
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 HOWARD HANNA COACH
Investment Insights
Based on property information with market context.
This office condominium contains approximately 1,000 square feet arranged for professional use. The layout includes a reception area, conference room, principal office, three additional private offices, dedicated storage, and a private restroom. Separate electric service, thermostat, heating, and air-conditioning controls support independent operation. Furniture may also be available.
The unit is located at 369 E Main Street in East Islip, within an established professional complex. Shared parking serves staff and visitors, while the East Main Street setting provides access to major roadways and surrounding business centers. The building was constructed in 1985, and all uses remain subject to applicable zoning and condominium regulations.
The unit is located at 369 E Main Street in East Islip, within an established professional complex. Shared parking serves staff and visitors, while the East Main Street setting provides access to major roadways and surrounding business centers. The building was constructed in 1985, and all uses remain subject to applicable zoning and condominium regulations.
Key Highlights
- Approximately 1,000 square feet of office space
- Reception area, conference room, principal office, and three additional private offices
- Dedicated storage and private restroom
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
$17,195
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
5.39%
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%
$343,900
$343.9K
Cap Rate 7%
$245,643
$245.6K
Cap Rate 9%
$191,056
$191.1K
Market Conditions
NOI Build-Up for 1,000 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
$28.0K $27.96/SF
− Vacancy
−$5.0K −$5.03/SF
EGI
$22.9K $22.93/SF
− OpEx
−$5.7K −$5.73/SF
NOI
$17.2K $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%
$343,900
Cap Rate 7%
$245,643
Cap Rate 9%
$191,056
Alternative Uses
Best Use
Office B
$245.6K
$214.9K – $286.6K
NOI $17,195 @ 7.0% cap · market cap 5.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$304.6K
$266.6K – $355.4K
NOI $21,325 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
433
Businesses Nearby
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?
Office units - Approximately 1,000 square feet with reception, conference, storage, and dedicated restroom areas in a professional condominium complex.
Where is this office units located?
The property is located at 369 E Main Street East Islip, NY.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: Approximately 1,000 square feet of office space; Reception area, conference room, principal office, and three additional private offices; Dedicated storage and private restroom
