Multi-Tenant Office
New
For Sale
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425 County Road 39A, Southampton, NY 11968
Fully occupied office property with elevator service, surface parking, and a diversified mix of professional tenants.
Property Size12,214 SF
Price / SF$593.58
Days on Market7
Property Features for 425 County Road 39A
General Information
Standard status
Active
Size
12,214 SF
Total Parking Spaces
50
Elevators
Yes
Property subtype
Office
Zoning
Highway Business
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$435,371
Additional Details
Office Units
10
Building Details
Year Built
2001
Units
10
Tenancy
Multi
Listing Agency:
Cushman & Wakefield - Melville, New York
Listed By:
Daniel Abbondandolo · License #NY 10401239548
(323) 471-4747
Source:
Crexi
Added: Aug 27
Changed: Sep 1
Last Checked: Sep 1 at 10:02PM
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 Cushman & Wakefield - Melville, New York
Investment Insights
Based on property information with market context.
This 12,214-square-foot office building, completed in 2001, contains 10 suites and is fully leased. Elevator service and approximately 50 surface parking spaces support daily operations, while the tenant base includes financial services, legal, medical, construction, and creative-service businesses. No single occupant represents more than 15.6% of the building.
Nine suites have leases with scheduled rent increases, and lease expirations extend through January 2031. The property is located along the County Road 39 commercial corridor in Southampton, just north of Southampton Village, with access to Water Mill, Bridgehampton, Shinnecock Hills, and other South Fork communities. Highway Business zoning applies to the property.
Nine suites have leases with scheduled rent increases, and lease expirations extend through January 2031. The property is located along the County Road 39 commercial corridor in Southampton, just north of Southampton Village, with access to Water Mill, Bridgehampton, Shinnecock Hills, and other South Fork communities. Highway Business zoning applies to the property.
Key Highlights
- 12,214‑square‑foot office building with 10 suites
- 100% occupied by tenants across financial, legal, medical, construction, and creative‑service industries
- Approximately 50 on‑site surface parking spaces plus elevator access
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
$210,025
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
2.90%
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%
$4,200,500
$4.2M
Cap Rate 7%
$3,000,357
$3.0M
Cap Rate 9%
$2,333,611
$2.3M
Market Conditions
NOI Build-Up for 12,214 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
$341.5K $27.96/SF
− Vacancy
−$61.5K −$5.03/SF
EGI
$280.0K $22.93/SF
− OpEx
−$70.0K −$5.73/SF
NOI
$210.0K $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%
$4,200,500
Cap Rate 7%
$3,000,357
Cap Rate 9%
$2,333,611
Alternative Uses
Best Use
Office B
$3.00M
$2.63M – $3.50M
NOI $210,025 @ 7.0% cap · market cap 2.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.72M
$3.26M – $4.34M
NOI $260,467 @ 7.0% cap · market cap 3.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Office units
Location Intelligence
Trade Area within ½ mile
230
Businesses Nearby
Explore this area
Business Placement
Demographics for 11968, NY
14,467
Population
10,444
Households
1.4
Avg Household Size
46
Median Age
61%
College-Educated
98%
High-School Grad
26.9 sq mi
ZIP Area
538
Density / Sq Mi
$146,138
Median Household Income
$64,959
Median Earnings
$2,068
Median Rent
$1,171,100
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 building - Fully occupied office property with elevator service, surface parking, and a diversified mix of professional tenants.
Where is this office building located?
The property is located at 425 County Road 39A Southampton, NY.
What is the asking price?
The asking price for this property is $7,250,000.
What are key features of this property?
This property features: 12,214‑square‑foot office building with 10 suites; 100% occupied by tenants across financial, legal, medical, construction, and creative‑service industries; Approximately 50 on‑site surface parking spaces plus elevator access
