Freestanding Flex Space with Food
For Sale
$4,000,000
80 MAIN ST, Patchogue, NY 11743
Two independent commercial units combine food-service infrastructure with column-free space and an existing auto lift.
Property Size7,910 SF
Lot Size0.33 Acres
Price / SF$505.69
Days on Market124
Property Features for 80 MAIN ST
General Information
Standard status
Active
Size
7,910 SF
Total Parking Spaces
21
Lot size
0.33 Acres
Property subtype
Retail
Site & Location
Traffic Count
20,000 vehicles/day
Road Access
Yes
Warehouse & Industrial
Power
600 amps
Cold Storage
Yes
Taxes and HOA fees
Annual Taxes
$18,692
Amenities
Central Air
3
Parking. Golf Course.
21 Parking Spaces. Lot.
Golf Course.
Building Details
Buildings
1
Building Size
7,910 SF
Listing Agency:
NY Space Finders Inc
(516) 385-7725
Listed By:
Nicholas Evangelista · License #10401378306
(516) 385-7725
Source:
Xome
Added: Apr 28
Changed: Aug 29
Last Checked: Aug 29 at 11:29AM
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 NY Space Finders Inc
Investment Insights
Based on property information with market context.
This freestanding flex property contains 7,910 square feet across two separate units on a .33-acre lot. The 5,390-square-foot unit has a food-service buildout with a 10-foot hood and Ansul system, pizza ovens, deli fixtures, display cases, plumbing, and an open retail area. It also includes a full basement with high ceilings, walk-in refrigeration, 600 AMP electrical service, and three means of egress.
The separate 2,520-square-foot unit features 14-foot ceilings, clear-span construction, and an existing auto lift. Exterior functionality includes 21 designated parking spaces, two curb cuts, and monument signage. The property fronts a corridor reported to carry over 20,000 vehicles per day.
The separate 2,520-square-foot unit features 14-foot ceilings, clear-span construction, and an existing auto lift. Exterior functionality includes 21 designated parking spaces, two curb cuts, and monument signage. The property fronts a corridor reported to carry over 20,000 vehicles per day.
Key Highlights
- 7,910 SF freestanding flex property on a .33‑acre lot
- 5,390 SF food‑service unit with 10‑foot hood, Ansul system, pizza ovens, and walk‑in refrigeration
- 2,520 SF separate unit with 14‑foot ceilings, clear‑span space, and existing auto lift
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
$154,648
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
3.87%
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%
$3,092,960
$3.1M
Cap Rate 7%
$2,209,257
$2.2M
Cap Rate 9%
$1,718,311
$1.7M
Market Conditions
NOI Build-Up for 7,910 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
$237.3K $30.00/SF
− Vacancy
−$16.4K −$2.07/SF
EGI
$220.9K $27.93/SF
− OpEx
−$66.3K −$8.38/SF
NOI
$154.6K $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%
$3,092,960
Cap Rate 7%
$2,209,257
Cap Rate 9%
$1,718,311
Alternative Uses
Best Use
Retail
$2.21M
$1.93M – $2.58M
NOI $154,648 @ 7.0% cap · market cap 3.87%
Second Best
Industrial
$1.60M
$1.40M – $1.87M
NOI $112,304 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$2.41M
$2.11M – $2.81M
NOI $168,683 @ 7.0% cap · market cap 4.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,777
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11743, NY
41,522
Population
16,138
Households
2.6
Avg Household Size
47
Median Age
64%
College-Educated
96%
High-School Grad
25.7 sq mi
ZIP Area
1,616
Density / Sq Mi
$173,014
Median Household Income
$75,618
Median Earnings
$2,397
Median Rent
$748,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- VIP Room Catered Events — 14 E Main St, Patchogue, NY 11772
- Las Brisas Deli & Restaurant — 215 E Main St, Patchogue, NY 11772
Frequently Asked Questions
What type of property is this?
Flex space - Two independent commercial units combine food-service infrastructure with column-free space and an existing auto lift.
Where is this flex space located?
The property is located at 80 MAIN ST Patchogue, NY.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 7,910 SF freestanding flex property on a .33‑acre lot; 5,390 SF food‑service unit with 10‑foot hood, Ansul system, pizza ovens, and walk‑in refrigeration; 2,520 SF separate unit with 14‑foot ceilings, clear‑span space, and existing auto lift
