Commercial Office Space For
For Sale
$1,295,000
86 Front Street, Hempstead, NY 11550
Commercial office space on a busy street, investment opportunity.
Property Size4,796 SF
Lot Size0.12 Acres
Price / SF$270.02
Days on Market217
Property Features for 86 Front Street
General Information
Standard status
Active
Size
4,796 SF
Lot size
0.12 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$24,768
Building Details
Building Size
4,796 SF
Year Built
1941
Listing Agency:
Jamie Realty Group
(718) 886-0668
Listed By:
Xiao Zheng · License #10491212408
(718) 886-0668
Source:
Cohenandcohenrealty
Added: Jan 19
Changed: Aug 23
Last Checked: Aug 23 at 9:34AM
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 Jamie Realty Group
Investment Insights
Based on property information with market context.
This commercial office space is situated on a 60x88 lot, offering 4,796 square feet of interior space. The property is located on a busy street, presenting a high-potential investment opportunity. The first floor features a large open area, complemented by three surrounding offices and a bathroom. An elevator provides access to the fully finished basement, which includes a conference room, a kitchenette, and an additional office space. The property provides parking for six cars in the front. The location has a walk score of 66, indicating it is somewhat walkable, a bike score of 49, indicating it is somewhat bikeable, and a transit score of 43, indicating some transit options are available.
Key Highlights
- High‑traffic location ideal for business investment.
- Boasting a large 4,796 sq/ft interior space.
- Fully finished basement featuring a conference room, kitchenette, and office.
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
$82,469
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
6.37%
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%
$1,649,380
$1.6M
Cap Rate 7%
$1,178,129
$1.2M
Cap Rate 9%
$916,322
$916.3K
Market Conditions
NOI Build-Up for 4,796 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
$134.1K $27.96/SF
− Vacancy
−$24.1K −$5.03/SF
EGI
$110.0K $22.93/SF
− OpEx
−$27.5K −$5.73/SF
NOI
$82.5K $17.20/SF
Area
Nassau 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%
$1,649,380
Cap Rate 7%
$1,178,129
Cap Rate 9%
$916,322
Alternative Uses
Best Use
Office B
$1.18M
$1.03M – $1.37M
NOI $82,469 @ 7.0% cap · market cap 6.37%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.17M
$2.77M – $3.70M
NOI $221,971 @ 7.0% cap · market cap 17.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
687
Businesses Nearby
Explore this area
Business Placement
Demographics for 11550, NY
61,901
Population
19,579
Households
3.2
Avg Household Size
36
Median Age
21%
College-Educated
77%
High-School Grad
4.2 sq mi
ZIP Area
14,738
Density / Sq Mi
$86,904
Median Household Income
$40,662
Median Earnings
$1,647
Median Rent
$446,500
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?
Office units - Commercial office space on a busy street, investment opportunity.
Where is this office units located?
The property is located at 86 Front Street Hempstead, NY.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: High‑traffic location ideal for business investment.; Boasting a large 4,796 sq/ft interior space.; Fully finished basement featuring a conference room, kitchenette, and office.
