Dock-Served Warehouse with Drive-In
For Sale
Contact for pricing
711 Koehler Ave, Ronkonkoma, NY 11779
Industrial condo designed for production, warehousing, or distribution with dock and drive-in door access.
Property Size5,000 SF
Price / SF$280
Days on Market152
Property Features for 711 Koehler Ave
General Information
Standard status
Active
Size
5,000 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Dock-High Doors
1
Drive-In Doors
1
Listing Agency:
CAMCO Commercial Real Estate
(631) 389-5500
Listed By:
Aric Schachner · License #10301212242
(631) 389-0263
Source:
Moodyscre
Added: Apr 16
Changed: Sep 4
Last Checked: Sep 13 at 11:46AM
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 CAMCO Commercial Real Estate
Investment Insights
Based on property information with market context.
Warehouse-style industrial condo offering 5,000 SF of flexible space for production, warehousing, or distribution. The unit includes 1 dock door and 1 drive-in door to support loading and day-to-day logistics, along with a versatile floorplan that can be adapted for industrial and manufacturing operations.
Located at 711 Koehler Ave in the Ronkonkoma area, the property is described as having convenient access to major transportation routes. This configuration is suited for tenants looking for a warehouse environment with straightforward inbound and outbound loading.
The layout and door setup are intended to streamline material flow for industrial or manufacturing presence, whether the space is used for storage, light production, or distribution activities.
Located at 711 Koehler Ave in the Ronkonkoma area, the property is described as having convenient access to major transportation routes. This configuration is suited for tenants looking for a warehouse environment with straightforward inbound and outbound loading.
The layout and door setup are intended to streamline material flow for industrial or manufacturing presence, whether the space is used for storage, light production, or distribution activities.
Key Highlights
- 5,000 SF warehouse‑style industrial condo
- Loading access includes 1 dock door
- Loading access includes 1 drive‑in door
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
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Open 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial condo designed for production, warehousing, or distribution with dock and drive-in door access.
Where is this warehouse located?
The property is located at 711 Koehler Ave 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 warehouse‑style industrial condo; Loading access includes 1 dock door; Loading access includes 1 drive‑in door
