Mixed-Use Property with
For Sale
$895,000
85 Hillside Avenue, Williston Park, NY 11596
Commercial space occupies the first floor, with a one-bedroom apartment positioned above for mixed-use functionality.
Property Size4,554 SF
Price / SF$596.67
Days on Market116
Property Features for 85 Hillside Avenue
General Information
Standard status
Active
Size
4,554 SF
Total Parking Spaces
2
Property subtype
Commercial
Property Condition
Severity
Repairs Needed
Evidence
Property does require some TLC
Additional Details
Floor
1
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$16,682
Building Details
Building Size
4,554 SF
Year Built
1926
Buildings
1
Stories
2
Listing Agency:
BERKSHIRE HATHAWAY
(516) 204-2478
Listed By:
John Canino E-PRO SRS
(516) 204-2478
Source:
Professionalchoicerealty
Added: May 6
Changed: Aug 29
Last Checked: Aug 25 at 9:29AM
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 BERKSHIRE HATHAWAY
Investment Insights
Based on property information with market context.
This two-level mixed-use property combines approximately 1,500 square feet of first-floor commercial space with a one-bedroom apartment on the second floor. The commercial area was previously arranged for dental use and includes two bathrooms, while on-site parking accommodates up to three vehicles. The building dates to 1926 and requires some TLC, offering an opportunity to rework the existing configuration for a professional or retail operation alongside residential occupancy.
Located near the East Williston LIRR station, local shops, and major roadways, the property is positioned within a commuter-oriented setting. It is in a local business/commercial zoning district that permits mixed-use development with retail or office space below residential use.
Located near the East Williston LIRR station, local shops, and major roadways, the property is positioned within a commuter-oriented setting. It is in a local business/commercial zoning district that permits mixed-use development with retail or office space below residential use.
Key Highlights
- Approximately 1,500 square feet of first‑floor commercial space
- One‑bedroom apartment on the second floor
- Two bathrooms and on‑site parking for up to three vehicles
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
$26,316
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
2.94%
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%
$526,320
$526.3K
Cap Rate 7%
$375,943
$375.9K
Cap Rate 9%
$292,400
$292.4K
Market Conditions
NOI Build-Up for 1,500 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
$50.9K $33.96/SF
− Vacancy
−$7.1K −$4.72/SF
EGI
$43.9K $29.24/SF
− OpEx
−$17.5K −$11.70/SF
NOI
$26.3K $17.54/SF
Area
Nassau County, NY
Vacancy
13.90%
Lease Rate
$33.96 /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%
$526,320
Cap Rate 7%
$375,943
Cap Rate 9%
$292,400
Alternative Uses
Best Use
Healthcare Medical
$375.9K
$329.0K – $438.6K
NOI $26,316 @ 7.0% cap · market cap 2.94%
Second Best
Office B
$368.5K
$322.4K – $429.9K
NOI $25,793 @ 7.0% cap · market cap 2.88%
Theoretical Best
Specialty Retail
$991.8K
$867.8K – $1.16M
NOI $69,424 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,503
Businesses Nearby
Explore this area
Business Placement
Demographics for 11596, NY
10,849
Population
3,450
Households
3.1
Avg Household Size
44
Median Age
56%
College-Educated
95%
High-School Grad
1.3 sq mi
ZIP Area
8,345
Density / Sq Mi
$162,026
Median Household Income
$78,858
Median Earnings
$2,102
Median Rent
$801,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial space occupies the first floor, with a one-bedroom apartment positioned above for mixed-use functionality.
Where is this mixed-use property located?
The property is located at 85 Hillside Avenue Williston Park, NY.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Approximately 1,500 square feet of first‑floor commercial space; One‑bedroom apartment on the second floor; Two bathrooms and on‑site parking for up to three vehicles
