Waterfront Two-Family
For Sale
$499,990
742 S 9th St, Lindenhurst, NY 11757
Affordable waterfront two-family home with canal and bay access.
Property Size966 SF
Lot Size0.05 Acres
Days on Market278
Property Features for 742 S 9th St
General Information
Standard status
Active
Size
966 SF
Lot size
0.05 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$9,518
Building Details
Building Size
966 SF
Year Built
1949
Units
2
Listing Agency:
(631) 226-8080
Listed By:
Mary Ann Murphy GRI
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 16
Last Checked: Sep 1 at 7:55PM
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 Mary Ann Murphy GRI
Investment Insights
Based on property information with market context.
This legal two-family waterfront property offers canal and water views with quick access to the bay, beaches, and Fire Island. Located in Lindy Village, it provides convenient access to schools, parkways, shopping, and downtown Lindenhurst, including the LIRR. Interior renovations were completed approximately 11 years ago. The property includes a bulkhead and ample storage space. Additional features include a separate hot water heater. The property is suitable for residential income purposes.
Key Highlights
- Legal 2‑family waterfront property
- Wide, deep canal offers quick access to the bay, beaches, and Fire Island
- Low taxes
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
$18,654
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
3.73%
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%
$373,080
$373.1K
Cap Rate 7%
$266,486
$266.5K
Cap Rate 9%
$207,267
$207.3K
Market Conditions
NOI Build-Up for 966 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
$28.4K $29.40/SF
− Vacancy
−$1.8K −$1.81/SF
EGI
$26.6K $27.59/SF
− OpEx
−$8.0K −$8.28/SF
NOI
$18.7K $19.31/SF
Area
Suffolk County, NY
Vacancy
6.17%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
30.00%
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%
$373,080
Cap Rate 7%
$266,486
Cap Rate 9%
$207,267
Alternative Uses
Best Use
Multifamily LT 5
$266.5K
$233.2K – $310.9K
NOI $18,654 @ 7.0% cap · market cap 3.73%
Second Best
Apartment 5plus
$245.3K
$214.6K – $286.1K
NOI $17,168 @ 7.0% cap · market cap 3.43%
Theoretical Best
Office A
$294.3K
$257.5K – $343.3K
NOI $20,600 @ 7.0% cap · market cap 4.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
465
Businesses Nearby
Explore this area
Business Placement
Demographics for 11757, NY
45,157
Population
15,212
Households
3
Avg Household Size
41
Median Age
30%
College-Educated
91%
High-School Grad
6.8 sq mi
ZIP Area
6,641
Density / Sq Mi
$128,081
Median Household Income
$56,059
Median Earnings
$2,091
Median Rent
$479,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Affordable waterfront two-family home with canal and bay access.
Where is this duplex located?
The property is located at 742 S 9th St Lindenhurst, NY.
What is the asking price?
The asking price for this property is $499,990.
What are key features of this property?
This property features: Legal 2‑family waterfront property; Wide, deep canal offers quick access to the bay, beaches, and Fire Island; Low taxes
