Storefront Property with Partial
For Sale
$549,000
45 Broadway, Rocky Point, NY 11778
Downtown storefront with flexible interior space, basement access, and J6 zoning.
Property Size1,020 SF
Price / SF$538.24
Days on Market257
Property Features for 45 Broadway
General Information
Standard status
Active
Size
1,020 SF
Property subtype
Commercial
Zoning
J6
Taxes and HOA fees
Annual Taxes
$11,646
Amenities
partial basement
Building Details
Building Size
1,020 SF
Year Built
1949
Buildings
1
Stories
1
Units
1
Listing Agency:
Elite Residential Brokerage
(631) 608-0800
Listed By:
Leonard Saburro CRS E-PRO RENE SFR
(631) 608-0800
Source:
Maurafinnegan
Added: Dec 16, 2025
Changed: Aug 29
Last Checked: Aug 25 at 9:23AM
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 Elite Residential Brokerage
Investment Insights
Based on property information with market context.
This 1,020-square-foot storefront property at 45 Broadway includes a partial basement with both interior and exterior access. The building was constructed in 1949 and is being offered as-is. The property is currently used as a hair salon, but the existing business is not included in the sale.
Located in Downtown Rocky Point, the property benefits from reported foot and vehicle traffic. J6 zoning is in place, and the interior configuration can support a range of commercial operations identified in the property information, including office, personal service, daycare, and retail uses.
Located in Downtown Rocky Point, the property benefits from reported foot and vehicle traffic. J6 zoning is in place, and the interior configuration can support a range of commercial operations identified in the property information, including office, personal service, daycare, and retail uses.
Key Highlights
- 1,020‑square‑foot storefront building
- Partial basement with interior and exterior access
- J6 zoning
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
$19,942
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
3.63%
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%
$398,840
$398.8K
Cap Rate 7%
$284,886
$284.9K
Cap Rate 9%
$221,578
$221.6K
Market Conditions
NOI Build-Up for 1,020 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
$30.6K $30.00/SF
− Vacancy
−$2.1K −$2.07/SF
EGI
$28.5K $27.93/SF
− OpEx
−$8.5K −$8.38/SF
NOI
$19.9K $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 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%
$398,840
Cap Rate 7%
$284,886
Cap Rate 9%
$221,578
Alternative Uses
Best Use
Retail
$284.9K
$249.3K – $332.4K
NOI $19,942 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$310.7K
$271.9K – $362.5K
NOI $21,752 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
27k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Citgo
Shops & Services
10,701 visits/mo
0.3 miles
7-Eleven
Shops & Services
9,191 visits/mo
0.5 miles
Teachers Federal Credit Union (TFCU)
Shops & Services
3,647 visits/mo
0.3 miles
Mavis Discount Tire
Shops & Services
2,272 visits/mo
0.2 miles
Enterprise Rent-A-Car
Shops & Services
929 visits/mo
0.4 miles
Demographics for 11778, NY
12,449
Population
5,028
Households
2.5
Avg Household Size
40
Median Age
40%
College-Educated
96%
High-School Grad
6.7 sq mi
ZIP Area
1,858
Density / Sq Mi
$119,656
Median Household Income
$65,379
Median Earnings
$1,948
Median Rent
$410,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Downtown storefront with flexible interior space, basement access, and J6 zoning.
Where is this storefront property located?
The property is located at 45 Broadway Rocky Point, NY.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 1,020‑square‑foot storefront building; Partial basement with interior and exterior access; J6 zoning
