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    Second-Floor Private Office Suite Title is generated by Realmo AI

    903 Main St 203, Port Jefferson, NY 11777

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    For Lease
    $825 /Mo

    Bright second-floor office with original hardwood floors, dedicated A/C, and included parking in Port Jefferson Village.

    Type:Commercial
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 3 at 11:03 pm

    Property Features for 903 Main St 203

    General Information

    Standard status
    Active
    Property subtype
    Commercial

    We can help!

    Listing Contact
    Joseph A. Maselli
    Joseph A. Maselli

    Listing agent Joseph A. Maselli License #10491206040

    Listing office JMRENY

    Listing date Jun 3, 2026

    Source Elliman

    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 JMRENY

    HighLights

    • Bright front‑of‑building second‑floor office suite in the historic Raynor House
    • Original hardwood floors and ample closet storage
    • Dedicated wall‑mounted mini‑split A/C for year‑round comfort
    • Parking included; private office with a quiet environment
    • No elevator (second‑floor access)

    Overview

    This private, front-of-building second-floor office suite is located in the well-maintained Raynor House, a historic building in Port Jefferson Village. The space is bright and inviting, with original hardwood floors and ample closet storage. A dedicated, wall-mounted mini-split central A/C unit is included for year-round comfort. The suite is designed to provide privacy in a quieter setting.

    Parking is included with the space. The office is on the second floor and there is no elevator service.

    For tenants seeking a compact, privacy-focused office environment near the amenities of Port Jefferson Village, this suite offers dependable year-round heating and cooling, character through its original flooring, and convenient access via a front-of-building location. Included parking supports straightforward client visits.
    Location Intelligence

    Current Use by Public Records

    Damico Judith Foster Care Service Healing Holistically Alternative Medicine Practice Five Element Acupuncture Medical Clinic Eastern Skye Studio Alternative Medicine Practice Edward Jones - Financial ... Financial Advisor

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Port Jefferson
    County
    Suffolk
    State
    New York
    Longitude
    -73.065116
    Latitude
    40.941265

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    FAQs

    What type of property is this?
    Office units - Bright second-floor office with original hardwood floors, dedicated A/C, and included parking in Port Jefferson Village.
    Where is this office units located?
    The property is located at 903 Main St 203 Port Jefferson, NY.
    What is the lease rate?
    The lease rate is $825 /Mo.
    What are key features of this property?
    This property features: Bright front‑of‑building second‑floor office suite in the historic Raynor House; Original hardwood floors and ample closet storage; Dedicated wall‑mounted mini‑split A/C for year‑round comfort
    (516) 253-1113
    We can help!
    Listing Contact
    Joseph A. Maselli
    Joseph A. Maselli
    Real Estate License ID: 10491206040
    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.

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