Stand-Alone Medical
New
For Sale
$1,175,000
812 Suffolk Avenue, Brentwood, NY 11717
Commercial Sale, Brentwood, NY
Property Size4,270 SF
Lot Size0.77 Acres
Price / SF$275.18
Days on Market3
Property Features for 812 Suffolk Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GSD
Rooms
Basement
Parking
30
Parking features
Parking Lot, Driveway
Security features
Security
Fencing
Chain Link
Basement
Finished, Full
Accessibility
Accessible Approach with Ramp
Appliances
Dryer, Washer
Elementary school district
Islip
Middle school district
Islip
High school district
Islip
Standard status
Active
APN
0500-137-00-04-00-008-000
Lot size
0.77 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
20756
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
2 Waiting Rooms
2 1/2 Bathrooms
2 Treatment Rooms
1 Surgical Suite
X-Ray Room Post Surgical
Front Office
Back Office
Kennel Rooms
Full Basement with laundry
Building Details
Year built
1970
Floors in Building
1
Flooring type
Tile - Ceramic, Laminate
Building materials
Aluminum Siding, Brick
Listing Agency:
All Island Estates Realty Corp
(516) 783-5600
Listed By:
Heli J. Howe
(516) 382-1808
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 28 at 9:06PM
MLS# 1043891
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This stand-alone, single-story medical facility contains approximately 4,270 square feet plus a 2,632-square-foot full basement. The layout includes two waiting rooms, two and one-half bathrooms, two treatment rooms, a surgical suite, X-ray and post-surgical areas, front and back offices, kennel rooms, and basement laundry. The property is currently used as an animal hospital, with equipment available for negotiation. Accessibility features include an approach with ramp, while building systems include central air, natural-gas heat, public water, and a septic tank.
Set on 0.77 acres along Suffolk Avenue in Brentwood, the mid-block property includes a double driveway, circular driveway, and 30 parking spots. The site has approximately 13,590 square feet of FAR capacity subject to approval. Built in 1970, the building features aluminum siding and brick construction, ceramic tile and laminate flooring, and chain-link fencing.
Set on 0.77 acres along Suffolk Avenue in Brentwood, the mid-block property includes a double driveway, circular driveway, and 30 parking spots. The site has approximately 13,590 square feet of FAR capacity subject to approval. Built in 1970, the building features aluminum siding and brick construction, ceramic tile and laminate flooring, and chain-link fencing.
Key Highlights
- Approximately 4,270 SF building with 2,632 SF full basement
- 0.77‑acre site on Suffolk Avenue in Brentwood
- 30 parking spots with double and circular driveways
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
$68,294
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
5.81%
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%
$1,365,880
$1.4M
Cap Rate 7%
$975,629
$975.6K
Cap Rate 9%
$758,822
$758.8K
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
$132.2K $30.96/SF
− Vacancy
−$18.4K −$4.30/SF
EGI
$113.8K $26.66/SF
− OpEx
−$45.5K −$10.66/SF
NOI
$68.3K $15.99/SF
Area
Suffolk County, NY
Vacancy
13.90%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
40.00%
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%
$1,365,880
Cap Rate 7%
$975,629
Cap Rate 9%
$758,822
Alternative Uses
Best Use
Healthcare Medical
$975.6K
$853.7K – $1.14M
NOI $68,294 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
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
Location Intelligence
Trade Area within ½ mile
800
Businesses Nearby
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical center - Single-story healthcare facility with treatment, surgical, office, and support areas.
Where is this medical center located?
The property is located at 812 Suffolk Avenue 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 SF building with 2,632 SF full basement; 0.77‑acre site on Suffolk Avenue in Brentwood; 30 parking spots with double and circular driveways
