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    38-44 Front Street Greenport, NY 11944

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    For Lease
    $25 SF/Yr

    COMMERCIAL - Greenport, NY

    Property size:
    2,912 SF
    Lot size:
    0.21 Acres
    Added:
    Apr 28, 2026
    Days on Market:
    6
    Last Refresh:
    May 3 at 7:06 pm

    Property Features for 38-44 Front Street

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Parking features
    Parking Lot, On Street, Open
    Security features
    Security Lighting
    Standard status
    Active
    APN
    1001-004-00-10-00-031-000
    Size
    2,912 SF
    Lot size
    0.21 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    25099

    Utilities

    Utilities
    Propane
    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Floors in Building
    1
    Number of units
    1
    Building materials
    Block, Frame, Stucco

    We can help!

    Listing Contact
    Thomas J. McCarthy C2EX
    Thomas J. McCarthy C2EX

    Listing agent Thomas J. McCarthy C2EX License #31MC0791905

    Listing office Thomas J McCarthy Real Estate 46520 Rt 48, Southold, NY

    Listing date Apr 28, 2026

    MLS# 984334

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Prime Retail Space in Greenport

    This property offers 2,912 square feet of ground-floor retail space situated on the North Fork's most active commercial corridor. Located on Front Street in the heart of Greenport Village, the storefront is steps away from the ferry, the Long Island Rail Road (LIRR), restaurants, galleries, and shops. The location benefits from consistent pedestrian traffic throughout the year. The space is part of an established mixed-use building with long-term neighboring tenants. The layout is open and adaptable, suitable for retail, gallery, personal service, office, or other permitted uses within the C-R Retail Commercial District. The property is located in Suffolk County, with a lot size of 0.21 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Greenport
    County
    Suffolk
    State
    New York
    Longitude
    -72.35968
    Latitude
    41.102696

    Nearby Similar for Lease

    • $30 SF/Yr

      Prime Commercial Space in Greenport

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    • $1,900/Mo

      Greenport Office/Retail Space Available

      Commercial space for lease in Greenport, available 12/1/2025.
      423 First Avenue, Greenport, NY 11944
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    • $3,200/Mo

      Historic Mixed-Use Greenport Property

      Mixed-use property in Greenport's thriving commercial district.
      123-125 Main Street, Greenport, NY 11944
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    • $30 SF/Yr

      Prime Greenport Village Commercial Space

      Highly visible commercial space in Greenport Village for rent.
      110 Front St, Greenport, NY 11944
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    • $5,000/Mo

      Prime Greenport Village Commercial Space

      Iconic 3,900 SF commercial space in Greenport Village.
      200 Main Street, Greenport, NY 11944
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    FAQs

    What type of property is this?
    Retail space - Ground-floor retail space in the heart of Greenport Village.
    Where is this retail space located?
    The property is located at 38-44 Front Street Greenport, NY.
    What is the lease rate?
    The lease rate is $25 SF/Yr.
    What are key features of this property?
    This property features: Prime Front Street location in Greenport Village's active commercial corridor.; High foot traffic year‑round due to proximity to ferry, LIRR, restaurants, galleries, and shops.; **2,912 SF of adaptable ground‑floor retail space** suitable for various uses.
    (516) 779-6386
    We can help!
    Listing Contact
    Thomas J. McCarthy C2EX
    Thomas J. McCarthy C2EX
    Real Estate License ID: 31MC0791905
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    38-44 Front Street, Greenport, NY 11944

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