Mixed-Use Property with
For Sale
$950,000
569 Middle Road, Bay Port, NY 11705
Two-story configuration combines professional space with a three-bedroom apartment and shared parking.
Property Size3,672 SF
Days on Market136
Property Features for 569 Middle Road
General Information
Standard status
Active
Size
3,672 SF
Class
C
Total Parking Spaces
22
Property subtype
Commercial
Zoning
BD
Taxes and HOA fees
Annual Taxes
$20,131
Building Details
Building Size
3,672 SF
Year Built
2009
Buildings
1
Stories
2
Listing Agency:
Howard Hanna Coach
(631) 360-1900
Listed By:
Adrienne M. Delio
(631) 275-9516
Source:
Callexitfirst
Added: May 7
Changed: Sep 18
Last Checked: Sep 18 at 3:32PM
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 Howard Hanna Coach
Investment Insights
Based on property information with market context.
This mixed-use property presents a professional area on the first floor and residential space above. The approximately 1,248-square-foot commercial level includes a reception area, three offices, a refreshment area, and a full bathroom. The second floor contains an approximately 1,140-square-foot, three-bedroom apartment with an open layout and dedicated laundry room.
Additional improvements include a large basement, natural gas heat, and central air conditioning with two-zone systems. Shared site features include a common parking lot, outdoor space, landscaping, and a garbage dumpster. The property is located on Middle Road in Bayport, with BD zoning and a 2009 construction date.
Additional improvements include a large basement, natural gas heat, and central air conditioning with two-zone systems. Shared site features include a common parking lot, outdoor space, landscaping, and a garbage dumpster. The property is located on Middle Road in Bayport, with BD zoning and a 2009 construction date.
Key Highlights
- Approximately 1,248 sq ft of first‑floor professional/commercial space
- Approximately 1,140 sq ft second‑floor apartment with 3 bedrooms
- First‑floor layout includes reception area, 3 offices, refreshment area, and full bathroom
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
$65,369
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
6.88%
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%
$1,307,380
$1.3M
Cap Rate 7%
$933,843
$933.8K
Cap Rate 9%
$726,322
$726.3K
Market Conditions
NOI Build-Up for 3,672 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
$113.7K $30.96/SF
− Vacancy
−$9.1K −$2.48/SF
EGI
$104.6K $28.48/SF
− OpEx
−$39.2K −$10.68/SF
NOI
$65.4K $17.80/SF
Area
Suffolk County, NY
Vacancy
8.00%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
37.50%
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%
$1,307,380
Cap Rate 7%
$933,843
Cap Rate 9%
$726,322
Alternative Uses
Best Use
Mixed Use
$933.8K
$817.1K – $1.09M
NOI $65,369 @ 7.0% cap · market cap 6.88%
Second Best
Office B
$902.0K
$789.3K – $1.05M
NOI $63,142 @ 7.0% cap · market cap 6.65%
Theoretical Best
Office A
$1.12M
$978.8K – $1.31M
NOI $78,306 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
300
Businesses Nearby
Explore this area
Business Placement
Demographics for 11705, NY
7,951
Population
2,988
Households
2.7
Avg Household Size
44
Median Age
56%
College-Educated
99%
High-School Grad
3.4 sq mi
ZIP Area
2,339
Density / Sq Mi
$161,214
Median Household Income
$77,515
Median Earnings
$2,193
Median Rent
$618,300
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?
Mixed-use property - Two-story configuration combines professional space with a three-bedroom apartment and shared parking.
Where is this mixed-use property located?
The property is located at 569 Middle Road Bay Port, NY.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Approximately 1,248 sq ft of first‑floor professional/commercial space; Approximately 1,140 sq ft second‑floor apartment with 3 bedrooms; First‑floor layout includes reception area, 3 offices, refreshment area, and full bathroom
