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    Industrial Condo Unit with Two Drive-Ins Title is generated by Realmo AI

    710-9 Union Parkway, Ronkonkoma, NY 11779

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    Industrial condo with office space, two drive-ins, and loading capacity—positioned for convenient Long Island highway and transit access.

    Type:Industrial
    Property size:
    6,280 SF
    Lot size:
    3.00 Acres
    Price / SF:
    $326/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 4 at 7:01 am

    Property Features for 710-9 Union Parkway

    General Information

    Standard status
    Active
    Size
    6,280 SF
    Lot size
    3.00 Acres
    Property subtype
    Industrial

    We can help!

    Listing Contact
    Michael Murphy
    Michael Murphy

    Listing agent Michael Murphy License #NY 10491211076

    Listing office Douglas Elliman Commercial Division

    Listing date Jun 3, 2026

    Source Crexi

    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 Douglas Elliman Commercial Division

    HighLights

    • 6,280 SF industrial condo (Unit 9) with 5,338 SF warehouse and 942 SF office space
    • Warehouse includes two drive‑ins, two loading docks, and 18‑foot ceiling heights
    • Utilities and HVAC: 200‑amp, 3‑phase power and gas heat
    • Location in the Town of Islip; 1.3 miles from Long Island Expressway at Exit 59
    • Close to major hubs: about 5 minutes to Ronkonkoma HUB/LIRR Station Yards and 6 minutes to Long Island MacArthur Airport
    • Complex on a combined 3‑acre campus with shared parking: approximately 83 spaces across the businesses at 710 Union Parkway

    Overview

    Unit 9 at 710 Union Parkway is a 6,280 SF industrial condo within a ten-unit building on a combined three-acre campus that includes three well-maintained industrial buildings. The space is configured with 942 SF of office space and 5,338 SF of warehouse area. Operational features include two drive-ins and two loading docks, 18-foot ceiling heights, 200-amp/3-phase power, and gas heat.

    The property is located in the Town of Islip. The campus has a site plan with shared parking, with approximately 83 spaces allocated across the businesses at 710 Union Parkway. Access to major routes and regional transportation is supported by proximity to the Long Island Expressway at Exit 59, along with nearby connectivity to the Ronkonkoma HUB and Station Yards at the LIRR, Long Island MacArthur Airport, Veterans Memorial Highway, and Sunrise Highway.

    This unit is suited to tenants and owner-users seeking an industrial format that combines warehouse functionality with dedicated office space. The presence of multiple loading options and drive-in access can support a range of distribution and light industrial users requiring day-to-day operational flexibility within a consolidated industrial condo environment.

    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 $175.6k $27.96
    − Vacancy −$31.6k −$5.03
    EGI $144.0k $22.93
    − OpEx −$36.0k −$5.73
    NOI $108.0k $17.20
    6,280 SF · lease $27.96/SF/yr · vacancy 18.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.54M
    $1.35M – $1.80M (±1% cap)
    NOI $107,987 @ 7.0% cap · market cap 5.27%
    Second Best
    Warehouse
    $1.37M
    $1.20M – $1.60M (±1% cap)
    NOI $96,238 @ 7.0% cap · market cap 4.69%
    Theoretical Best
    Office A
    $1.91M
    $1.67M – $2.23M (±1% cap)
    NOI $133,923 @ 7.0% cap · market cap 6.53%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Law Firm Dental Office Spa & Massage Center Building Supply Hair Salon Big Box & Wholesale Store Auto Repair Shop Nail Salon

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

    Similar Places Nearby

    • Polar Crossing Cold Storage — 3300 Veterans Memorial Hwy, Bohemia, NY 11716
    • StorQuest Self Storage — 2021 Lakeland Ave, Ronkonkoma, NY 11779
    • Extra Space Storage — 1590 Lakeland Ave, Bohemia, NY 11716
    • Excellence Packing Inc — 710 Koehler Ave, Ronkonkoma, NY 11779
    • Amadeus Piano Co - Piano Repair, Tuning, Moving, Storage and Rental Company — 136 Remington Blvd, Ronkonkoma, NY 11779

    Location Insight

    • Map
    • Local Demand
    City
    Ronkonkoma
    County
    Suffolk
    State
    New York
    Longitude
    -73.121127
    Latitude
    40.792109

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    FAQs

    What type of property is this?
    Warehouse - Industrial condo with office space, two drive-ins, and loading capacity—positioned for convenient Long Island highway and transit access.
    Where is this warehouse located?
    The property is located at 710-9 Union Parkway Ronkonkoma, NY.
    What is the asking price?
    The asking price for this property is $2,050,000.
    What are key features of this property?
    This property features: 6,280 SF industrial condo (Unit 9) with 5,338 SF warehouse and 942 SF office space; Warehouse includes two drive‑ins, two loading docks, and 18‑foot ceiling heights; Utilities and HVAC: 200‑amp, 3‑phase power and gas heat
    (631) 858-2405 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Michael Murphy
    Michael Murphy
    Real Estate License ID: NY 10491211076
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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.

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