Listing Agency: New York Commercial Real Estate Show Phone

Listed By: Jack Jawdat · License #10311200981 Show Phone

Source: Moodyscre

Added: May 22 Changed: Aug 11 Last Checked: Sep 1 at 10:11PM

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Investment Insights

Based on property information with market context.

This retail property, suitable for restaurant development, is situated on a 2.54-acre lot. The single-story building has a size of 5,000 square feet. The building has a Floor Area Ratio (FAR) of 0.05 and is zoned LB. The property provides 70 parking spaces and is an excellent development site.

Key Highlights

• Excellent Development Site: Prime opportunity awaits.
• Restaurant Property Subtype: Ideal for restaurant business or redevelopment.
• Large Lot Size (2.54 AC): Provides ample space for parking, expansion, or outdoor amenities.

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

$97,755

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

2.83%

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%

$1,955,100 $2.0M

Cap Rate 7%

$1,396,500 $1.4M

Cap Rate 9%

$1,086,167 $1.1M

Market Conditions

NOI Build-Up for 5,000 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

$150.0K $30.00/SF

− Vacancy

−$10.4K −$2.07/SF

EGI

$139.7K $27.93/SF

− OpEx

−$41.9K −$8.38/SF

NOI

$97.8K $19.55/SF

Area

Suffolk County, NY

Vacancy

6.90%

Lease Rate

$30.00 /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%

$1,955,100

Cap Rate 7%

$1,396,500

Cap Rate 9%

$1,086,167

Alternative Uses

Best Use

Retail

$1.40M

$1.22M – $1.63M (±1% cap)

NOI $97,755 @ 7.0% cap · market cap 2.83%

Second Best

Specialty Retail

$1.30M

$1.14M – $1.52M (±1% cap)

NOI $90,912 @ 7.0% cap · market cap 2.64%

Theoretical Best

Office A

$1.52M

$1.33M – $1.78M (±1% cap)

NOI $106,626 @ 7.0% cap · market cap 3.09%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Retail properties & Spaces

Suggested Use

Top Pick Parking Lot & Garage Storage Facility Garden Center Carpet & Flooring Store (Bike/Boat/Book/etc) Store Computer & Electronic Repair

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

174

Businesses Nearby

3k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Dining 100%

Wendy's Dining

3,431 visits/mo 0.2 miles

Demographics for 11952, NY

4,701

Population

2,773

Households

1.7

Avg Household Size

50

Median Age

51%

College-Educated

94%

High-School Grad

9.3 sq mi

ZIP Area

505

Density / Sq Mi

$116,667

Median Household Income

$55,625

Median Earnings

$2,081

Median Rent

$714,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Retail property - Retail property suitable for restaurant development on 2.54 acres.

Where is this retail property located?

The property is located at 9095 Old Sound Ave Mattituck, NY.

What is the asking price?

The asking price for this property is $3,450,000.

What are key features of this property?

This property features: Excellent Development Site: Prime opportunity awaits.; Restaurant Property Subtype: Ideal for restaurant business or redevelopment.; Large Lot Size (2.54 AC): Provides ample space for parking, expansion, or outdoor amenities.