Versatile Building in Accessible
For Sale
$2,300,000
Pending
95 Pine St, Freeport, NY 11520
10,400 sq.ft. building suitable for multiple commercial uses.
Property Size10,400 SF
Days on Market165
Property Features for 95 Pine St
General Information
Standard status
Pending
Size
10,400 SF
Property subtype
Commercial
Building Details
Building Size
10,400 SF
Listing Agency:
Becker Realty Services, INC
(516) 721-2119
Listed By:
Amanda R. Muldowney · License #10401282875
(516) 721-2119
Source:
Elliman
Added: Mar 10
Changed: Aug 16
Last Checked: Aug 20 at 9:38AM
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 Becker Realty Services, INC
Investment Insights
Based on property information with market context.
This 10,400 sq.ft. building is located in a highly accessible neighborhood, within walking distance of schools, local businesses, and public transportation. The property offers versatile space suitable for multiple commercial or community uses. An attached parking lot provides convenience. This property is suitable for investors or redevelopment.
Key Highlights
- Prime 10,400 sq.ft. building suitable for multiple commercial or community uses
- Highly accessible neighborhood within walking distance to major community anchors
- Attached parking lot provides ample convenience
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
$205,951
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
8.95%
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%
$4,119,020
$4.1M
Cap Rate 7%
$2,942,157
$2.9M
Cap Rate 9%
$2,288,344
$2.3M
Market Conditions
NOI Build-Up for 10,400 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
$312.0K $30.00/SF
− Vacancy
−$17.8K −$1.71/SF
EGI
$294.2K $28.29/SF
− OpEx
−$88.3K −$8.49/SF
NOI
$206.0K $19.80/SF
Area
Nassau County, NY
Vacancy
5.70%
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%
$4,119,020
Cap Rate 7%
$2,942,157
Cap Rate 9%
$2,288,344
Alternative Uses
Best Use
Retail
$2.94M
$2.57M – $3.43M
NOI $205,951 @ 7.0% cap · market cap 8.95%
Second Best
Office B
$2.55M
$2.24M – $2.98M
NOI $178,832 @ 7.0% cap · market cap 7.78%
Theoretical Best
Specialty Retail
$6.88M
$6.02M – $8.02M
NOI $481,338 @ 7.0% cap · market cap 20.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,167
Businesses Nearby
Explore this area
Business Placement
Demographics for 11520, NY
45,121
Population
14,912
Households
3
Avg Household Size
39
Median Age
27%
College-Educated
86%
High-School Grad
5.1 sq mi
ZIP Area
8,847
Density / Sq Mi
$119,407
Median Household Income
$47,475
Median Earnings
$1,984
Median Rent
$480,600
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?
Mixed-use property - 10,400 sq.ft. building suitable for multiple commercial uses.
Where is this mixed-use property located?
The property is located at 95 Pine St Freeport, NY.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Prime 10,400 sq.ft. building suitable for multiple commercial or community uses; Highly accessible neighborhood within walking distance to major community anchors; Attached parking lot provides ample convenience
