Two-Story Mixed-Use
For Sale
$749,000
697 Route 25a, Rocky Point, NY 11778
Corner property with separate metering and an upper-level apartment featuring a kitchen and residential layout.
Property Size3,200 SF
Days on Market79
Property Features for 697 Route 25a
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,921
Building Details
Building Size
3,200 SF
Year Built
1920
Buildings
1
Stories
2
Listing Agency:
Coldwell Banker M&D Good Life
(631) 740-7131
Listed By:
Charbel Cerda-Hidalgo
(631) 740-7131
Source:
Cohenandcohenrealty
Added: May 22
Changed: Aug 6
Last Checked: Aug 7 at 9:11AM
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 Coldwell Banker M&D Good Life
Investment Insights
Based on property information with market context.
This two-story mixed-use property was built in 1920 and occupies a corner lot in the Rocky Point Business District. Separate meters serve the building, supporting distinct use configurations across the structure.
The upper floor includes a two-bedroom, one-bath apartment with a kitchen and may accommodate office or residential use. Located at 697 Route 25A in Rocky Point, the property offers a combination of commercial functionality and upper-level occupancy potential.
The upper floor includes a two-bedroom, one-bath apartment with a kitchen and may accommodate office or residential use. Located at 697 Route 25A in Rocky Point, the property offers a combination of commercial functionality and upper-level occupancy potential.
Key Highlights
- Two‑story mixed‑use building constructed in 1920
- Corner lot in the Rocky Point Business District
- Separate meters for the building
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
$56,966
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
7.61%
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%
$1,139,320
$1.1M
Cap Rate 7%
$813,800
$813.8K
Cap Rate 9%
$632,956
$633.0K
Market Conditions
NOI Build-Up for 3,200 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
$99.1K $30.96/SF
− Vacancy
−$7.9K −$2.48/SF
EGI
$91.1K $28.48/SF
− OpEx
−$34.2K −$10.68/SF
NOI
$57.0K $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%
$1,139,320
Cap Rate 7%
$813,800
Cap Rate 9%
$632,956
Alternative Uses
Best Use
Mixed Use
$813.8K
$712.1K – $949.4K
NOI $56,966 @ 7.0% cap · market cap 7.61%
Second Best
Office B
$786.1K
$687.8K – $917.1K
NOI $55,025 @ 7.0% cap · market cap 7.35%
Theoretical Best
Office A
$974.9K
$853.0K – $1.14M
NOI $68,241 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
396
Businesses Nearby
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner property with separate metering and an upper-level apartment featuring a kitchen and residential layout.
Where is this mixed-use property located?
The property is located at 697 Route 25a Rocky Point, NY.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Two‑story mixed‑use building constructed in 1920; Corner lot in the Rocky Point Business District; Separate meters for the building
