Ground-Floor Office
New
For Sale
$999,995
8 Technology Dr Unit 103, East Setauket, NY 11733
Approximately 2,500 square feet with direct ground-level access and prior medical office use.
Property Size2,500 SF
Price / SF$399
Days on Market2
Property Features for 8 Technology Dr Unit 103
General Information
Standard status
Active
Size
2,500 SF
Additional Details
Floor
Ground Floor
Building Details
Year Built
1988
Listing Agency:
Voro LLC
Listed By:
Imtiaz Vesamia
(516) 575-7500
Source:
Realtyconnectusa
Added: Sep 10
Last Checked: Sep 10 at 3:11PM
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 Voro LLC
Investment Insights
Based on property information with market context.
Suite 103 is a 2,500-square-foot ground-floor office unit in a building constructed in 1988. The space was previously occupied by a medical practitioner and provides convenient access for patients, customers, staff, or general office users.
The property is located at 8 Technology Dr in East Setauket, New York. The unit is offered for sale and may also be available under an NNN lease structure. Expansion may be considered subject to obtaining the required permits.
The property is located at 8 Technology Dr in East Setauket, New York. The unit is offered for sale and may also be available under an NNN lease structure. Expansion may be considered subject to obtaining the required permits.
Key Highlights
- 2,500‑square‑foot office unit
- Ground‑floor configuration for convenient access
- Previously used by a medical practitioner
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
$42,989
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
4.30%
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%
$859,780
$859.8K
Cap Rate 7%
$614,129
$614.1K
Cap Rate 9%
$477,656
$477.7K
Market Conditions
NOI Build-Up for 2,500 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
$69.9K $27.96/SF
− Vacancy
−$12.6K −$5.03/SF
EGI
$57.3K $22.93/SF
− OpEx
−$14.3K −$5.73/SF
NOI
$43.0K $17.20/SF
Area
Suffolk County, NY
Vacancy
18.00%
Lease Rate
$27.96 /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%
$859,780
Cap Rate 7%
$614,129
Cap Rate 9%
$477,656
Alternative Uses
Best Use
Office B
$614.1K
$537.4K – $716.5K
NOI $42,989 @ 7.0% cap · market cap 4.30%
Second Best
Healthcare Medical
$571.2K
$499.8K – $666.4K
NOI $39,985 @ 7.0% cap · market cap 4.00%
Theoretical Best
Office A
$761.6K
$666.4K – $888.6K
NOI $53,313 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,380
Businesses Nearby
Explore this area
Business Placement
Demographics for 11733, NY
17,967
Population
6,547
Households
2.7
Avg Household Size
46
Median Age
63%
College-Educated
97%
High-School Grad
11.7 sq mi
ZIP Area
1,536
Density / Sq Mi
$174,931
Median Household Income
$76,192
Median Earnings
$2,386
Median Rent
$653,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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 units - Approximately 2,500 square feet with direct ground-level access and prior medical office use.
Where is this office units located?
The property is located at 8 Technology Dr Unit 103 East Setauket, NY.
What is the asking price?
The asking price for this property is $999,995.
What are key features of this property?
This property features: 2,500‑square‑foot office unit; Ground‑floor configuration for convenient access; Previously used by a medical practitioner
