Freestanding Retail
For Sale
Contact for pricing
648 Montauk Hwy, Copiague, NY 11726
Freestanding retail building with approximately 20-car private parking lot and strong visibility along Montauk Highway.
Property Size4,260 SF
Price / SF$305.16
Days on Market122
Property Features for 648 Montauk Hwy
General Information
Standard status
Active
Size
4,260 SF
Total Parking Spaces
20
Property subtype
Retail
Zoning
E BUSINESS
Investment Type
Owner/User
Building Details
Year Built
1960
Listing Agency:
Berkshire Hathaway Commercial Services | Laffey International Realty
Listed By:
Frank S. Mannino · License #NY 10401361647
Source:
Crexi
Added: May 7
Changed: Aug 22
Last Checked: Sep 5 at 10:35AM
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 Berkshire Hathaway Commercial Services | Laffey International Realty
Investment Insights
Based on property information with market context.
This freestanding commercial building offers a well-maintained 4,260 SF retail layout and includes a private parking lot with space for approximately 20 cars. The property is currently occupied by a boutique dress shop (tenant since 2018), and will be delivered vacant upon sale.
Set in the hamlet of Copiague in the Town of Babylon, the building benefits from visibility from both directions on Montauk Highway and convenient access to the dedicated parking area.
The property is suited for a range of retail business uses, with the existing storefront configuration supported by on-site parking and straightforward highway frontage access.
Set in the hamlet of Copiague in the Town of Babylon, the building benefits from visibility from both directions on Montauk Highway and convenient access to the dedicated parking area.
The property is suited for a range of retail business uses, with the existing storefront configuration supported by on-site parking and straightforward highway frontage access.
Key Highlights
- 4,260 SF freestanding commercial building built in 1960
- Private parking lot with space for approximately 20 cars
- Excellent visibility from both directions on Montauk Highway
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
$83,287
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
6.41%
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%
$1,665,740
$1.7M
Cap Rate 7%
$1,189,814
$1.2M
Cap Rate 9%
$925,411
$925.4K
Market Conditions
NOI Build-Up for 4,260 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
$127.8K $30.00/SF
− Vacancy
−$8.8K −$2.07/SF
EGI
$119.0K $27.93/SF
− OpEx
−$35.7K −$8.38/SF
NOI
$83.3K $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%
$1,665,740
Cap Rate 7%
$1,189,814
Cap Rate 9%
$925,411
Alternative Uses
Best Use
Retail
$1.19M
$1.04M – $1.39M
NOI $83,287 @ 7.0% cap · market cap 6.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.30M
$1.14M – $1.51M
NOI $90,846 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
575
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11726, NY
20,763
Population
6,492
Households
3.2
Avg Household Size
39
Median Age
26%
College-Educated
84%
High-School Grad
2.5 sq mi
ZIP Area
8,305
Density / Sq Mi
$125,691
Median Household Income
$42,637
Median Earnings
$1,913
Median Rent
$451,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Stop & Shop Florist — 351 Merrick Rd, Amityville, NY 11701
- Ours 2 Yours — 720 Montauk Hwy, Copiague, NY 11726
- Jimmy and Cara’s Florist Services Inc
Frequently Asked Questions
What type of property is this?
Storefront property - Freestanding retail building with approximately 20-car private parking lot and strong visibility along Montauk Highway.
Where is this storefront property located?
The property is located at 648 Montauk Hwy Copiague, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 4,260 SF freestanding commercial building built in 1960; Private parking lot with space for approximately 20 cars; Excellent visibility from both directions on Montauk Highway
