Professional Office Building with
For Sale
Contact for pricing
8 Manor Road, Smithtown, NY 11787
Well-maintained office building with multiple private offices, conference room, and rear parking for employees and visitors.
Property Size3,500 SF
Price / SF$314.29
Days on Market96
Property Features for 8 Manor Road
General Information
Standard status
Active
Size
3,500 SF
Property subtype
Office
Listing Agency:
AK Commercial Propertie
Listed By:
Kim Calcaterra · License #10991233856
Source:
Crexi
Added: Jun 2
Changed: Aug 31
Last Checked: Sep 5 at 6:34AM
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 AK Commercial Propertie
Investment Insights
Based on property information with market context.
This for-sale professional office building offers approximately 3,500 square feet and is described as well maintained. The interior configuration includes multiple private offices, a spacious conference room, and a kitchenette, making the layout workable for owner-users and professional teams. The property also includes a rear parking lot sized to accommodate employees and visitors.
The building is located at 8 Manor Road in Smithtown and is positioned for convenient access to Main Street, Landing Avenue, and the Smithtown LIRR Station. The offering is presented as being in an established business corridor with emphasis on accessibility and visibility.
From a tenant or buyer-fit standpoint, the space is presented as suitable for professional office uses and for users that commonly require dedicated rooms for individual work and meetings, supported by the conference room and private office layout. It may also appeal to medical, legal, and financial office users based on the stated intended use category. All property specifications, including measurements, are noted as not guaranteed; prospective buyers are advised to verify details during due diligence.
The building is located at 8 Manor Road in Smithtown and is positioned for convenient access to Main Street, Landing Avenue, and the Smithtown LIRR Station. The offering is presented as being in an established business corridor with emphasis on accessibility and visibility.
From a tenant or buyer-fit standpoint, the space is presented as suitable for professional office uses and for users that commonly require dedicated rooms for individual work and meetings, supported by the conference room and private office layout. It may also appeal to medical, legal, and financial office users based on the stated intended use category. All property specifications, including measurements, are noted as not guaranteed; prospective buyers are advised to verify details during due diligence.
Key Highlights
- 3,500 SF professional office building offered at $1,100,000
- Multiple private offices plus a spacious conference room for client meetings and team use
- Includes a kitchenette
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
$85,995
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
7.82%
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%
$1,719,900
$1.7M
Cap Rate 7%
$1,228,500
$1.2M
Cap Rate 9%
$955,500
$955.5K
Market Conditions
NOI Build-Up for 3,500 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
$136.5K $39.00/SF
− Vacancy
−$21.8K −$6.24/SF
EGI
$114.7K $32.76/SF
− OpEx
−$28.7K −$8.19/SF
NOI
$86.0K $24.57/SF
Area
Smithtown, NY
Vacancy
16.00%
Lease Rate
$39.00 /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%
$1,719,900
Cap Rate 7%
$1,228,500
Cap Rate 9%
$955,500
Alternative Uses
Best Use
Office B
$1.23M
$1.07M – $1.43M
NOI $85,995 @ 7.0% cap · market cap 7.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.17M
$1.90M – $2.53M
NOI $151,704 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,829
Businesses Nearby
Explore this area
Business Placement
Demographics for 11787, NY
35,361
Population
12,147
Households
2.9
Avg Household Size
45
Median Age
51%
College-Educated
96%
High-School Grad
14.9 sq mi
ZIP Area
2,373
Density / Sq Mi
$141,505
Median Household Income
$64,248
Median Earnings
$2,349
Median Rent
$642,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Well-maintained office building with multiple private offices, conference room, and rear parking for employees and visitors.
Where is this office building located?
The property is located at 8 Manor Road Smithtown, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 3,500 SF professional office building offered at $1,100,000; Multiple private offices plus a spacious conference room for client meetings and team use; Includes a kitchenette
