Medical Office Building with
New
For Sale
$1,175,000
812 Suffolk Ave, Brentwood, NY 11717
Standalone healthcare property with treatment, surgical, diagnostic, administrative, and kennel areas, plus on-site parking and dual driveway access.
Property Size4,270 SF
Price / SF$275.18
Days on Market3
Property Features for 812 Suffolk Ave
General Information
Standard status
Active
Size
4,270 SF
Total Parking Spaces
30
Property subtype
Commercial
Zoning
B-1
Additional Details
Road Access
Yes
Office Units
1
Taxes and HOA fees
Annual Taxes
$20,756
Amenities
Waiting Rooms
Bathrooms
Treatment Rooms
Surgical Suite
X-Ray Room
Front Office
Back Office
Kennel Rooms
Full Basement with laundry
Building Details
Building Size
4,270 SF
Year Built
1970
Buildings
1
Stories
1
Tenancy
Single
Owner Occupied
Yes
Abandoned
No
Listing Agency:
All Island Estates Realty Corp
(631) 457-0157
Listed By:
Elizabeth M. Sachs
(631) 457-0157
Source:
Elliman
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 29 at 7:12PM
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 All Island Estates Realty Corp
Investment Insights
Based on property information with market context.
This one-story medical office property includes approximately 4,270 square feet above grade and a 2,632-square-foot full basement. The existing layout provides two waiting rooms, two and one-half bathrooms, two treatment rooms, a surgical suite, X-ray room, post-surgical area, front and back offices, kennel rooms, and basement laundry. Equipment is negotiable, and the practice is also available as the owner retires.
Set mid-block on Suffolk Avenue in Brentwood, the standalone building has high visibility, a double driveway, a circular driveway, and 30 parking spots. The property is zoned Business 1 (B-1/BUS1), subject to town zoning verification. The stated FAR ceiling is 13,590 square feet, subject to approval. Potential applications identified for the property include veterinary, medical office, urgent care, physical therapy, and specialty healthcare uses.
Set mid-block on Suffolk Avenue in Brentwood, the standalone building has high visibility, a double driveway, a circular driveway, and 30 parking spots. The property is zoned Business 1 (B-1/BUS1), subject to town zoning verification. The stated FAR ceiling is 13,590 square feet, subject to approval. Potential applications identified for the property include veterinary, medical office, urgent care, physical therapy, and specialty healthcare uses.
Key Highlights
- Approximately 4,270 square feet with a 2,632‑square‑foot full basement
- 30 parking spots with double and circular driveways
- Two treatment rooms, surgical suite, X‑ray room, and post‑surgical area
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
$73,424
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
6.25%
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%
$1,468,480
$1.5M
Cap Rate 7%
$1,048,914
$1.0M
Cap Rate 9%
$815,822
$815.8K
Market Conditions
NOI Build-Up for 4,270 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
$119.4K $27.96/SF
− Vacancy
−$21.5K −$5.03/SF
EGI
$97.9K $22.93/SF
− OpEx
−$24.5K −$5.73/SF
NOI
$73.4K $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%
$1,468,480
Cap Rate 7%
$1,048,914
Cap Rate 9%
$815,822
Alternative Uses
Best Use
Office B
$1.05M
$917.8K – $1.22M
NOI $73,424 @ 7.0% cap · market cap 6.25%
Second Best
Healthcare Medical
$975.6K
$853.7K – $1.14M
NOI $68,294 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $91,059 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
800
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11717, NY
62,193
Population
14,086
Households
4.4
Avg Household Size
34
Median Age
10.7 sq mi
ZIP Area
5,812
Density / Sq Mi
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Brentwood-Islip Hospital for Animals — 812 Suffolk Ave, Brentwood, NY 11717
Frequently Asked Questions
What type of property is this?
Medical Office Space - Standalone healthcare property with treatment, surgical, diagnostic, administrative, and kennel areas, plus on-site parking and dual driveway access.
Where is this medical office space located?
The property is located at 812 Suffolk Ave Brentwood, NY.
What is the asking price?
The asking price for this property is $1,175,000.
What are key features of this property?
This property features: Approximately 4,270 square feet with a 2,632‑square‑foot full basement; 30 parking spots with double and circular driveways; Two treatment rooms, surgical suite, X‑ray room, and post‑surgical area
