Flex Space with Loading
For Sale
$1,400,000
711-5 Koehler Avenue, Ronkonkoma, NY 11779
Industrial condo with dock and drive-in loading access.
Property Size5,000 SF
Price / SF$280
Days on Market68
Property Features for 711-5 Koehler Avenue
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Industrial
Warehouse & Industrial
Dock-High Doors
1
Drive-In Doors
1
Building Details
Building Size
5,000 SF
Listing Agency:
SVN | Realty Three Advisors LLC
(917) 543-3255
Listed By:
Aric Schachner · License #10301212242
(917) 543-3255
Source:
Camcocre
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 2:26PM
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 SVN | Realty Three Advisors LLC
Investment Insights
Based on property information with market context.
This 5,000 SF industrial condo offers a flexible floorplan suited to production, warehousing, or distribution. The property includes one dock and one drive-in door, providing distinct loading options for industrial operations and material movement.
Located at 711-5 Koehler Avenue in Ronkonkoma, the property provides access to major transportation routes. Its adaptable interior can be configured to support a range of industrial or manufacturing requirements, with sufficient space for business operations, storage, and logistics functions.
Located at 711-5 Koehler Avenue in Ronkonkoma, the property provides access to major transportation routes. Its adaptable interior can be configured to support a range of industrial or manufacturing requirements, with sufficient space for business operations, storage, and logistics functions.
Key Highlights
- 5,000 SF industrial condo
- 1 dock and 1 drive‑in door
- Flexible floorplan for production, warehousing, or distribution
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
$76,622
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
5.47%
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%
$1,532,440
$1.5M
Cap Rate 7%
$1,094,600
$1.1M
Cap Rate 9%
$851,356
$851.4K
Market Conditions
NOI Build-Up for 5,000 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
$96.0K $19.20/SF
− Vacancy
−$5.9K −$1.17/SF
EGI
$90.1K $18.03/SF
− OpEx
−$13.5K −$2.70/SF
NOI
$76.6K $15.32/SF
Area
Suffolk County, NY
Vacancy
6.10%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
15.00%
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%
$1,532,440
Cap Rate 7%
$1,094,600
Cap Rate 9%
$851,356
Alternative Uses
Best Use
Warehouse
$1.09M
$957.8K – $1.28M
NOI $76,622 @ 7.0% cap · market cap 5.47%
Second Best
Industrial
$1.01M
$887.4K – $1.18M
NOI $70,988 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$1.52M
$1.33M – $1.78M
NOI $106,626 @ 7.0% cap · market cap 7.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,542
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11779, NY
38,250
Population
14,145
Households
2.7
Avg Household Size
42
Median Age
31%
College-Educated
94%
High-School Grad
12.5 sq mi
ZIP Area
3,060
Density / Sq Mi
$117,684
Median Household Income
$54,121
Median Earnings
$2,103
Median Rent
$465,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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- Thrifty Deli — 1735 Julia Goldbach Ave, Ronkonkoma, NY 11779
- Pond Deli — 2140 Pond Rd, Ronkonkoma, NY 11779
Frequently Asked Questions
What type of property is this?
Flex space - Industrial condo with dock and drive-in loading access.
Where is this flex space located?
The property is located at 711-5 Koehler Avenue Ronkonkoma, NY.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 5,000 SF industrial condo; 1 dock and 1 drive‑in door; Flexible floorplan for production, warehousing, or distribution
