Mount Sinai Mixed-Use
For Sale
$1,200,000
749 Mount Sinai Coram Rd, Mount Sinai, NY 11766
Highly visible property in a desirable, growing Long Island community.
Property Size4,210 SF
Lot Size0.50 Acres
Days on Market165
Property Features for 749 Mount Sinai Coram Rd
General Information
Standard status
Active
Size
4,210 SF
Lot size
0.50 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$16,154
Building Details
Building Size
4,210 SF
Listing Agency:
Camco Services of NY Inc
(917) 543-3255
Listed By:
Aric H. Schachner · License #10301212242
(917) 543-3255
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 21 at 10:05AM
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 Services of NY Inc
Investment Insights
Based on property information with market context.
Located at 749 Mount Sinai-Coram Road, Mount Sinai, NY 11766, this highly visible property resides on Long Island’s North Shore, situated within a desirable and growing community characterized by steady traffic flow and strong residential support. Currently operating as a restaurant, the site provides 14 customer parking spots, along with 3 employee spots, a shed, a fenced yard, and an on-site cottage. The property is equipped with propane for the commercial kitchen and oil heat for both the cottage and the main building. Interior features include a full basement with a Bilco door, a walk-in box, and a kitchen hood system. This location is suitable for restaurant, retail, or mixed-use opportunities. Mount Sinai, NY, offers a diverse array of recreation, dining, and shopping options. Its proximity to major highways and the Long Island Rail Road makes it a prime location for business.
Key Highlights
- Highly visible property in a desirable, growing Long Island North Shore community.
- Prime location for restaurant, retail, or mixed‑use opportunities.
- Currently configured for a restaurant with a commercial kitchen, walk‑in box, and kitchen hood system.
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
$76,548
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
6.38%
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%
$1,530,960
$1.5M
Cap Rate 7%
$1,093,543
$1.1M
Cap Rate 9%
$850,533
$850.5K
Market Conditions
NOI Build-Up for 4,210 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
$109.6K $26.04/SF
− Vacancy
−$7.6K −$1.80/SF
EGI
$102.1K $24.24/SF
− OpEx
−$25.5K −$6.06/SF
NOI
$76.5K $18.18/SF
Area
Suffolk County, NY
Vacancy
6.90%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,530,960
Cap Rate 7%
$1,093,543
Cap Rate 9%
$850,533
Alternative Uses
Best Use
Specialty Retail
$1.09M
$956.9K – $1.28M
NOI $76,548 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,779 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
157
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11766, NY
11,888
Population
4,040
Households
2.9
Avg Household Size
47
Median Age
51%
College-Educated
95%
High-School Grad
6.0 sq mi
ZIP Area
1,981
Density / Sq Mi
$157,564
Median Household Income
$71,715
Median Earnings
$3,183
Median Rent
$632,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Highly visible property in a desirable, growing Long Island community.
Where is this conventional restaurant located?
The property is located at 749 Mount Sinai Coram Rd Mount Sinai, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Highly visible property in a desirable, growing Long Island North Shore community.; Prime location for restaurant, retail, or mixed‑use opportunities.; Currently configured for a restaurant with a commercial kitchen, walk‑in box, and kitchen hood system.
