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    7 Browns Road Nesconset, NY 11767

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    For Lease
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    Adaptable space suitable for recreation, medical, office, and sports uses.

    Type:Retail/Medical Office
    Property size:
    46,000 SF
    Added:
    Nov 21, 2025
    Days on Market:
    133
    Last Refresh:
    Apr 1 at 10:59 pm

    Property Features for 7 Browns Road

    General Information

    Standard status
    Active
    Size
    46,000 SF
    Property subtype
    Retail/Medical Office

    Building Details

    Year Built
    2009

    Spaces For Lease

    at 7 Browns Road Contact us

    We can help!

    Listing Contact
    Lee Rosner, SIOR CCIM

    Listing agent Lee Rosner, SIOR CCIM License #NY #10491210862

    Listing office

    Listing date Nov 21, 2025

    Source Naiglobal

    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 Lee Rosner, SIOR CCIM

    Overview

    Versatile Commercial Space in Nesconset

    Located within the Country View Commons Office Park, this property is part of a complex of three buildings constructed in 2009, totaling 108,500 square feet. The property is zoned L1 (Light Industry), accommodating indoor recreation, medical and non-medical offices, and other various uses. Current tenants include Saf-T-Swim, Kiddie Academy, Pediatric Dental & Orthodontics, and Pickle N Par Club. The property features high ceilings ranging from 18 to 22 feet and ample on-site parking. The location offers a suburban environment with convenient access to major roadways such as Veterans Highway and the Northern State Parkway. Public transportation is accessible via multiple Suffolk County Transit bus stops in Nesconset, with nearby access to the Port Jefferson Long Island Rail Road station in Smithtown, providing connectivity to New York City and other parts of Long Island. Long Island MacArthur Airport is approximately 5.8 miles away. The property is near Suffolk County Community College’s Ammerman Campus and Stony Brook University, as well as St. Catherine's Hospital and Stony Brook Hospital. Smithhaven Mall is located within 5 minutes, less than 2 miles northeast. The complex is professionally managed and situated in a high-traffic area, close to retail and dining amenities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Saf-T-Swim of Smithtown Tutoring Service

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Smithaven Veterinary Hospital — 810 Middle Country Rd, St James, NY 11780

    Location Insight

    • Map
    • Local Demand
    City
    Nesconset
    County
    Suffolk
    State
    New York
    Longitude
    -73.152
    Latitude
    40.8584

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    FAQs

    What type of property is this?
    Medical Office Space - Adaptable space suitable for recreation, medical, office, and sports uses.
    Where is this medical office space located?
    The property is located at 7 Browns Road Nesconset, NY.
    What are key features of this property?
    This property features: Zoned L1 (Light Industry) permitting diverse uses.; Established complex built in 2009 with major tenants already in place.; Convenient location with good access to major roadways and public transportation.
    (631) 761-6886
    We can help!
    Listing Contact
    Lee Rosner, SIOR CCIM
    Real Estate License ID: NY #10491210862
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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