Zoned GSD Office and Medical
55 Carleton Ave East Islip, NY 11730
55 Carleton Ave, East Islip, NY, 11730
$1,800,000
For Sale
$1,800,000
Commercial property on Carleton Avenue suited for office, medical, or veterinary use under GSD zoning.
Property Size6,100 SF
Lot Size0.98 Acres
Price / SF$295.08
Days on Market381
Property Features for 55 Carleton Ave
General Information
- Standard status
- Active
- Size
- 6,100 SF
- Lot size
- 0.98 Acres
- Property subtype
- Office
Building Details
- Year Built
- 1975
Listing agency
Marylou Swan Realty Corp
(631) 774-9671
Listed by
Joseph Donaghy · License #10401392754
(631) 774-9671
Source
Xome
Added: Jul 7, 2025 Updated: Jul 21 at 7:52PM Checked: Jul 21 at 7:52PM
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 Marylou Swan Realty Corp
Investment Insights
Based on property information with market context.
55 Carleton Avenue is a high-visibility commercial property offering flexibility for office, medical, or veterinary uses under GSD zoning. The site totals approximately 0.98 acres and includes an existing 6,100-square-foot commercial building, with options to expand additional space up to 11,000 square feet or redevelop the entire site for a new building up to 17,000 square feet.
Positioned on Carleton Avenue, described as the main thoroughfare into East Islip, the property is also noted for easy access from Sunrise Highway and the Southern State Parkway. Nearby amenities include the Federal Court House (about two miles away) and Northwell South Shore University Hospital (about 2.5 miles away), supporting a professional services location for day-to-day accessibility.
Positioned on Carleton Avenue, described as the main thoroughfare into East Islip, the property is also noted for easy access from Sunrise Highway and the Southern State Parkway. Nearby amenities include the Federal Court House (about two miles away) and Northwell South Shore University Hospital (about 2.5 miles away), supporting a professional services location for day-to-day accessibility.
Key Highlights
- 0.98‑acre commercial site on Carleton Avenue (main thoroughfare into East Islip) with GSD zoning for office, medical, or veterinary use
- Expansion potential for additional space up to 11,000 sq. ft., or redevelop the site for a new building up to 17,000 sq. ft.
- 18 parking spaces available for customers and staff
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $170.6k | $27.96 |
| − Vacancy | −$30.7k | −$5.03 |
| EGI | $139.9k | $22.93 |
| − OpEx | −$35.0k | −$5.73 |
| NOI | $104.9k | $17.20 |
6,100 SF · lease $27.96/SF/yr · vacancy 18.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.50M
$1.31M – $1.75M
NOI $104,892 @ 7.0% cap · market cap 5.83%
Second Best
Healthcare Medical
$1.39M
$1.22M – $1.63M
NOI $97,563 @ 7.0% cap · market cap 5.42%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,084 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Star Care Dialysis
Physician
Susan Pilon, LCSW
Foster Care Service
Brandon J. Broderick, ...
Law Firm
Melissa A Alkire Massage ...
Alternative Medicine Practice
Nicole Sewell
Counselor
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FAQs
What type of property is this?
Office building - Commercial property on Carleton Avenue suited for office, medical, or veterinary use under GSD zoning.
Where is this office building located?
The property is located at 55 Carleton Ave East Islip, NY.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 0.98‑acre commercial site on Carleton Avenue (main thoroughfare into East Islip) with GSD zoning for office, medical, or veterinary use; Expansion potential for additional space up to 11,000 sq. ft., or redevelop the site for a new building up to 17,000 sq. ft.; 18 parking spaces available for customers and staff
