St. James Showroom/Warehouse
For Sale
Contact for pricing
791-795 Middle Country Rd, Saint James, NY 11780
14,582 SF showroom/warehouse in St. James' 'Auto Row'.
Property Size14,582 SF
Lot Size1.05 Acres
Price / SF$271.22
Days on Market300
Property Features for 791-795 Middle Country Rd
General Information
Standard status
Active
Size
14,582 SF
Total Parking Spaces
50
Lot size
1.05 Acres
Property subtype
Retail, Industrial
Occupancy
100%
Lease Type
Net
Building Details
Year Built
1980
Tenancy
Multi
Listing Agency:
Colliers - Long Island/Jericho, New York
Listed By:
Steven D'Orazio · License #40DO1095219
Source:
Crexi
Added: Oct 17, 2025
Changed: Aug 8
Last Checked: Aug 10 at 3:49PM
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 Colliers - Long Island/Jericho, New York
Investment Insights
Based on property information with market context.
This is a 14,582 square foot showroom and warehouse property. It is located in the 'Auto Row' section of Middle Country Road in St. James. The property is situated across the street from the Smithhaven Chrysler Jeep Dodge Ram dealership. It features high visibility and accessibility. The property is situated on 1.05 acres and includes six roll-up doors. Ceiling height throughout the building reaches 17 feet. There is parking space for 50 cars in the front, side, and rear gated lot. The building is of block and steel construction and has been fully renovated. The property is gas heated and has taxes of $3.14 per square foot.
Key Highlights
- Prime location on the highly desirable 'Auto Row' section of Middle Country Road in St. James, directly across from a major dealership.
- Fully occupied 14,582 SF showroom/warehouse property offering immediate income potential.
- High visibility and accessibility, well‑positioned to capitalize on the strong local market.
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
$285,093
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
7.21%
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%
$5,701,860
$5.7M
Cap Rate 7%
$4,072,757
$4.1M
Cap Rate 9%
$3,167,700
$3.2M
Market Conditions
NOI Build-Up for 14,582 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
$437.5K $30.00/SF
− Vacancy
−$30.2K −$2.07/SF
EGI
$407.3K $27.93/SF
− OpEx
−$122.2K −$8.38/SF
NOI
$285.1K $19.55/SF
Area
Suffolk County, NY
Vacancy
6.90%
Lease Rate
$30.00 /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%
$5,701,860
Cap Rate 7%
$4,072,757
Cap Rate 9%
$3,167,700
Alternative Uses
Best Use
Retail
$4.07M
$3.56M – $4.75M
NOI $285,093 @ 7.0% cap · market cap 7.21%
Second Best
Warehouse
$3.19M
$2.79M – $3.72M
NOI $223,462 @ 7.0% cap · market cap 5.65%
Theoretical Best
Office A
$4.44M
$3.89M – $5.18M
NOI $310,965 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
515
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11780, NY
15,508
Population
5,907
Households
2.6
Avg Household Size
48
Median Age
52%
College-Educated
96%
High-School Grad
11.5 sq mi
ZIP Area
1,349
Density / Sq Mi
$141,576
Median Household Income
$72,287
Median Earnings
$2,322
Median Rent
$702,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Showroom - 14,582 SF showroom/warehouse in St. James' 'Auto Row'.
Where is this showroom located?
The property is located at 791-795 Middle Country Rd Saint James, NY.
What is the asking price?
The asking price for this property is $3,955,000.
What are key features of this property?
This property features: Prime location on the highly desirable 'Auto Row' section of Middle Country Road in St. James, directly across from a major dealership.; Fully occupied 14,582 SF showroom/warehouse property offering immediate income potential.; High visibility and accessibility, well‑positioned to capitalize on the strong local market.
