Patchogue Retail/Service Station
445 E Main St, Patchogue, NY 11772
For Sale
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Prime retail/service station on a highly visible, signalized corner.
Property Size2,029 SF
Lot Size0.37 Acres
Price / SF$393.79
Days on Market694
Property Features for 445 E Main St
General Information
Standard status
Size
Lot size
Property subtype
Zoning
Occupancy
Building Details
Year Built
Listing Agency:
Douglas Elliman Commercial Division
Listed By:
Michael Murphy · License NY #10491211076
(631) 858-2460
Source:
Crexi
Added: Dec 17, 2024
Changed: Oct 26
Last Checked: Nov 8 at 6:16AM
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 Douglas Elliman Commercial Division
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Investment Insights
Based on property information with market context.
This 2,029 square foot retail/service station is positioned on a highly visible, signalized corner in Patchogue. The property is located at a 4-way traffic light along Montauk Highway, a heavily traveled road, and benefits from traffic counts exceeding 25,000 vehicles per day. Situated on a 0.37-acre lot with 105 feet of frontage and three curb cuts, the site provides accessibility and flexibility for retail or service-based businesses. The existing building is configured as an auto service center with three drive-ins, and zoning permits continued use as a service station. A sewer line is accessible, enhancing redevelopment potential. This location is suitable for an owner-user, investor, or national retailer seeking a high-traffic corner location. The property is surrounded by retailers and restaurants and is located minutes from Patchogue Village. It is a value-add or redevelopment opportunity in one of Suffolk County’s active commercial corridors.
Key Highlights
- High‑traffic corner location on Montauk Highway with over 25,000 vehicles per day.
- 2,029 ± SF Retail/Service Station with existing auto service center configuration (three drive‑ins).
- 0.37‑acre lot with 105 feet of frontage and three curb cuts providing unmatched accessibility.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$39,669
Cap Rate
4.96%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$793,380
$793.4K
Cap Rate 7%
$566,700
$566.7K
Cap Rate 9%
$440,767
$440.8K
Market Conditions
NOI Build-Up for 2,029 SF
Gross rent
$60.9K $30.00/SF
− Vacancy
−$4.2K −$2.07/SF
EGI
$56.7K $27.93/SF
− OpEx
−$17.0K −$8.38/SF
NOI
$39.7K $19.55/SF
Area
Suffolk County, NY
Vacancy
6.90%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$793,380
Cap Rate 7%
$566,700
Cap Rate 9%
$440,767
Alternative Uses
Best Use
Retail
$566.7K
$495.9K – $661.2K
NOI $39,669 @ 7.0% cap · market cap 4.96%
Second Best
Industrial
$411.5K
$360.1K – $480.1K
NOI $28,807 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$618.1K
$540.9K – $721.2K
NOI $43,269 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Who owns this building?
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
500
Businesses Nearby
9k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 61%
Shops & Services 39%
True Value Hardware
Home Improvements & Furnishings
5,256 visits/mo
0.3 miles
Mobil
Shops & Services
2,479 visits/mo
0.1 miles
CubeSmart Self Storage
Shops & Services
848 visits/mo
0.4 miles
Demographics for 11772, NY
44,459
Population
18,478
Households
2.4
Avg Household Size
42
Median Age
33%
College-Educated
89%
High-School Grad
16.1 sq mi
ZIP Area
2,761
Density / Sq Mi
$105,246
Median Household Income
$55,170
Median Earnings
$2,015
Median Rent
$450,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Properties on Market for Auto shops in Suffolk County
Vacancy Rate% for Retail in Northeast region
Similar Off Market Nearby
- Cash for ATVS AND DIRTBIKES — 83 Crescent St, Patchogue, NY 11772
- Tom's Auto Repair — 66 Montauk Hwy #1128, Blue Point, NY 11715
- Blue Point Friendly Service — 169 Montauk Hwy, Blue Point, NY 11715
- Precision Collision — 67 A Kennedy Ave, Blue Point, NY 11715
- Blue Point Auto Body — 67 Kennedy Ave, Blue Point, NY 11715
Frequently Asked Questions
What type of property is this?
Auto shop - Prime retail/service station on a highly visible, signalized corner.
Where is this auto shop located?
The property is located at 445 E Main St Patchogue, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: High‑traffic corner location on Montauk Highway with over 25,000 vehicles per day.; 2,029 ± SF Retail/Service Station with existing auto service center configuration (three drive‑ins).; 0.37‑acre lot with **105 feet of frontage and three curb cuts providing unmatched accessibility.**
