Two-Story Flex
New
For Sale
$950,000
769 Route 109, West Babylon, NY 11704
Commercial building with separate access points and a layout suited to varied business operations.
Property Size4,000 SF
Lot Size0.09 Acres
Price / SF$237.50
Days on Market4
Property Features for 769 Route 109
General Information
Standard status
Active
Size
4,000 SF
Lot size
0.09 Acres
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$15,524
Amenities
3
Building Details
Buildings
1
Stories
2
Listing Agency:
SIGNATURE PREMIER PROPERTIES
(516) 799-7100
Listed By:
Signature Premier Properties
(516) 799-7100
Source:
Xome
Added: Aug 30
Changed: Sep 1
Last Checked: Sep 1 at 2:21PM
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 SIGNATURE PREMIER PROPERTIES
Investment Insights
Based on property information with market context.
This two-story flex space occupies a 40' x 100' lot and includes two separate entrances. The configuration can accommodate distinct business operations within the building, with the property currently used by a plumbing company.
The building is located at 769 Route 109 in West Babylon, New York. Potential applications identified for the property include contractor operations, professional services, and storage, with all uses subject to local zoning and municipal approval.
The building is located at 769 Route 109 in West Babylon, New York. Potential applications identified for the property include contractor operations, professional services, and storage, with all uses subject to local zoning and municipal approval.
Key Highlights
- Two‑story commercial building on a 40' x 100' lot
- Two separate entrances support distinct business operations
- Currently used by a plumbing company
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
$57,720
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
6.08%
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%
$1,154,400
$1.2M
Cap Rate 7%
$824,571
$824.6K
Cap Rate 9%
$641,333
$641.3K
Market Conditions
NOI Build-Up for 4,000 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 $24.00/SF
− Vacancy
−$7.2K −$1.80/SF
EGI
$88.8K $22.20/SF
− OpEx
−$31.1K −$7.77/SF
NOI
$57.7K $14.43/SF
Area
Babylon, NY
Vacancy
7.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,154,400
Cap Rate 7%
$824,571
Cap Rate 9%
$641,333
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,768 @ 7.0% cap · market cap 10.19%
Second Best
Flex RnD
$824.6K
$721.5K – $962.0K
NOI $57,720 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$2.12M
$1.86M – $2.48M
NOI $148,608 @ 7.0% cap · market cap 15.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
489
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11704, NY
40,367
Population
13,406
Households
3
Avg Household Size
42
Median Age
32%
College-Educated
89%
High-School Grad
7.9 sq mi
ZIP Area
5,110
Density / Sq Mi
$127,034
Median Household Income
$55,098
Median Earnings
$2,089
Median Rent
$485,400
Median Home Value
Market
Vacancy Rate% for Office 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?
Flex space - Commercial building with separate access points and a layout suited to varied business operations.
Where is this flex space located?
The property is located at 769 Route 109 West Babylon, NY.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Two‑story commercial building on a 40' x 100' lot; Two separate entrances support distinct business operations; Currently used by a plumbing company
