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    839 Middle Country Road Middle Island, NY 11953

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    For Sale
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    Approved mixed-use development site in a fast-growing corridor.

    Type:Retail, Mixed Use
    Property size:
    27,200 SF
    Added:
    Mar 20, 2026
    Days on Market:
    14
    Last Refresh:
    Mar 21 at 8:36 pm

    Property Features for 839 Middle Country Road

    General Information

    Standard status
    Active
    Size
    27,200 SF
    Property subtype
    Retail, Mixed Use

    We can help!

    Listing Contact
    Ray Ruiz
    Ray Ruiz

    Listing agent Ray Ruiz License #NY 10301215926

    Listing office JLL - Melville, New York

    Listing date Mar 20, 2026

    Source Crexi

    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 JLL - Melville, New York

    Overview

    Approved Mixed-Use Development Site

    This approved mixed-use development site is located in a fast-growing area along Middle Country Road. The site is approved for the construction of two mixed-use commercial buildings, totaling 27,200 square feet. Building #1 is planned as a one-story plus loft retail building, comprising approximately 6,900 square feet of above-grade rentable building area. This building has an approval for 12,138 gallons per day, suitable for restaurant and/or healthcare services. Building #2 is planned as a two-story mixed-use retail building with 10,400 square feet. The upper floors of Building #2 will contain twelve three-bedroom, 2.5-bathroom duplex apartments, while the ground floor is intended for retail or office space. The property benefits from excellent visibility and accessibility in the Middle Country Road corridor. This presents an opportunity for a developer or investor to acquire a ready-to-build mixed-use development site in a prime location.
    Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Middle Island
    County
    Suffolk
    State
    New York
    Longitude
    -72.951929
    Latitude
    40.881234

    Nearby Similar for Sale

    • $17,500,000
      86,118 SF

      Retail Center on Middle Country

      Retail neighborhood center with long-term tenants and lease-up opportunities.
      846 Middle Country Rd, Middle Island, NY 11953
      View Details
    • $1,250,000
      4,294 SF

      Middle Island Retail/Bank Opportunity

      Retail property with drive-thru on Middle Country Road.
      599 Middle Country Rd, Middle Island, NY
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Approved mixed-use development site in a fast-growing corridor.
    Where is this mixed-use property located?
    The property is located at 839 Middle Country Road Middle Island, NY.
    What are key features of this property?
    This property features: Approved for mixed‑use development, ready to build.; Located in a fast‑growing Middle Country Road corridor.; Includes two buildings totaling 27,200 square feet.
    (631) 962-2900
    We can help!
    Listing Contact
    Ray Ruiz
    Ray Ruiz
    Real Estate License ID: NY 10301215926
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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