Bay Shore Industrial/Manufacturing
For Sale
Contact for pricing
9 Pine Aire Dr, Bayshore, NY 11706
10,000 SF industrial/manufacturing building on 0.65-acre lot for sale.
Property Size10,000 SF
Lot Size0.65 Acres
Price / SF$270
Days on Market170
Property Features for 9 Pine Aire Dr
General Information
Standard status
Active
Size
10,000 SF
Class
B
Lot size
0.65 Acres
Property subtype
Industrial
Zoning
Ind 1
Investment Type
Owner/User
Building Details
Units
3
Tenancy
Multi
Listing Agency:
Douglas Elliman Commercial Division
(631) 858-2469
Listed By:
Michael Gronenthal · License #NY 10401300985
Source:
Crexi
Added: Mar 2
Changed: Aug 8
Last Checked: Aug 19 at 5:28PM
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 Douglas Elliman Commercial Division
Investment Insights
Based on property information with market context.
The property at 9-13 Pine Aire Drive is a 10,000 square foot industrial/manufacturing building situated on a 0.65-acre parcel. The property is located in Bay Shore and is zoned IND-1. The building features three drive-in doors and 12 feet 6 inches of clear height. Partial HVAC is present. Ample parking is available. The property can be delivered fully vacant, making it suitable for owner-users.
Key Highlights
- 10,000 SF industrial/manufacturing building ideal for owner‑users
- Delivered fully vacant
- Located on a 0.65‑acre IND‑1 zoned parcel in Bay Shore
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
$141,977
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
5.26%
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%
$2,839,540
$2.8M
Cap Rate 7%
$2,028,243
$2.0M
Cap Rate 9%
$1,577,522
$1.6M
Market Conditions
NOI Build-Up for 10,000 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
$216.0K $21.60/SF
− Vacancy
−$13.2K −$1.32/SF
EGI
$202.8K $20.28/SF
− OpEx
−$60.8K −$6.08/SF
NOI
$142.0K $14.20/SF
Area
Suffolk County, NY
Vacancy
6.10%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$2,839,540
Cap Rate 7%
$2,028,243
Cap Rate 9%
$1,577,522
Alternative Uses
Best Use
Industrial
$2.03M
$1.77M – $2.37M
NOI $141,977 @ 7.0% cap · market cap 5.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.05M
$2.67M – $3.55M
NOI $213,252 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
654
Businesses Nearby
Explore this area
Business Placement
Demographics for 11706, NY
66,263
Population
21,435
Households
3.1
Avg Household Size
37
Median Age
26%
College-Educated
82%
High-School Grad
16.9 sq mi
ZIP Area
3,921
Density / Sq Mi
$115,112
Median Household Income
$44,917
Median Earnings
$1,885
Median Rent
$464,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 10,000 SF industrial/manufacturing building on 0.65-acre lot for sale.
Where is this manufacturing property located?
The property is located at 9 Pine Aire Dr Bayshore, NY.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: 10,000 SF industrial/manufacturing building ideal for owner‑users; Delivered fully vacant; Located on a 0.65‑acre IND‑1 zoned parcel in Bay Shore
