Commack Investment Property For
For Sale
Contact for pricing
354 Veterans Memorial Hwy, Commack, NY 11725
Commack investment property for sale. Net operating income: $117,632.
Property Size10,500 SF
Price / SF$238.10
Days on Market1697
Property Features for 354 Veterans Memorial Hwy
General Information
Standard status
Active
Size
10,500 SF
Property subtype
Office
Lease Type
Modified Gross
Net Operating Income
$117,632
Building Details
Year Built
1980
Listing Agency:
R & R Commercial Realty Group
(631) 524-0524
Listed By:
Richard Pino · License #NY 10301213277
Source:
Crexi
Added: Dec 27, 2021
Changed: Aug 14
Last Checked: Aug 20 at 6:31AM
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 R & R Commercial Realty Group
Investment Insights
Based on property information with market context.
This investment property in Commack is available for sale. The property's net operating income is $117,632. The property encompasses a total area of 10,500 square feet.
Key Highlights
- Investment property for sale in Commack.
- Priced at $2,500,000.
- Net Operating Income (NOI): $117,632.00**
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
$180,552
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
7.22%
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%
$3,611,040
$3.6M
Cap Rate 7%
$2,579,314
$2.6M
Cap Rate 9%
$2,006,133
$2.0M
Market Conditions
NOI Build-Up for 10,500 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
$293.6K $27.96/SF
− Vacancy
−$52.8K −$5.03/SF
EGI
$240.7K $22.93/SF
− OpEx
−$60.2K −$5.73/SF
NOI
$180.6K $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%
$3,611,040
Cap Rate 7%
$2,579,314
Cap Rate 9%
$2,006,133
Alternative Uses
Best Use
Office B
$2.58M
$2.26M – $3.01M
NOI $180,552 @ 7.0% cap · market cap 7.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.20M
$2.80M – $3.73M
NOI $223,915 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
444
Businesses Nearby
Explore this area
Business Placement
Demographics for 11725, NY
28,838
Population
9,452
Households
3.1
Avg Household Size
45
Median Age
59%
College-Educated
97%
High-School Grad
9.7 sq mi
ZIP Area
2,973
Density / Sq Mi
$168,324
Median Household Income
$79,098
Median Earnings
$2,358
Median Rent
$643,000
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 building - Commack investment property for sale. Net operating income: $117,632.
Where is this office building located?
The property is located at 354 Veterans Memorial Hwy Commack, NY.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Investment property for sale in Commack.; Priced at $2,500,000.; Net Operating Income (NOI): $117,632.00**
