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    12 Myrtle St Mount Sinai, NY 11766

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    For Sale
    Contact for pricing

    87,000 SF Medical & Retail Opportunity

    Property size:
    87,000 SF

    Property Features for 12 Myrtle St

    General Information

    Property type
    Medical offices
    Square Feet
    87,000 SF
    Lot Size
    372,002 SF

    Building Details

    Buildings
    2
    Stories
    2

    We can help!

    Listing Contact
    Lee Rosner
    Lee Rosner

    Listing Agency: NAI Long Island Listing Agent: Lee Rosner

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    This exceptional commercial development opportunity in Mount Sinai, NY, presents two contiguous parcels totaling 8.54 acres within a Planned Development District (PDD). The property boasts preliminary approvals and is strategically located on Route 25A, a major four-lane highway with high traffic volume (40,000+ ADT), just half a mile east of Route 112. Site #1, spanning 4.66 acres, offers projected development of 30,800 square feet of retail space. Site #2, encompassing 3.88 acres, is projected to yield 42,800 square feet of medical office space across two floors, along with an additional 14,600 square feet of retail space including drive-thru capabilities. The development plan includes a new four-way signalized intersection at Route 25A and Myrtle Street, to be constructed by the experienced master developer of the PDD. Public sewer connections are readily available. This prime location benefits from its proximity to major medical facilities, including JT. Mather (Northwell), St. Charles (CHS), and Stony Brook University Hospitals, ensuring strong demographics and high potential for success. The property is zoned J2 Brookhaven/PDD and is sub-dividable, offering flexibility for various development scenarios. This is a rare opportunity to acquire two parcels within a thriving commercial area, poised for significant growth and return on investment. The total buildable square footage is projected to be 87,000 square feet across two buildings.
    Property Profile Location Intelligence

    Current Use by Public Records

    Medical offices

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Mount Sinai
    County
    Suffolk
    State
    New York
    Longitude
    -73.0295489
    Latitude
    40.9323037

    Nearby Similar for Sale

    • $634,000

      Mount Sinai Specialty Property

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      25 Hawthorne St, Mount Sinai, NY 11766
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    • Contact for pricing
      4,210 SF

      Mount Sinai Mixed-Use Investment

      Two buildings with restaurant, apartment, and cottage; 100% occupancy.
      749 Mount Sinai Coram Rd, Mount Sinai, NY 11766
      View Details

    FAQs

    What type of property is this?
    Medical office - 87,000 SF Medical & Retail Opportunity
    Where is this medical office located?
    The property is located at 12 Myrtle St Mount Sinai, NY.
    What are key features of this property?
    This property features: Part of a Planned Development District (PDD) with an experienced master developer.; Two subdividable parcels.; Public sewer connection available.
    (631) 342-0100 Call to check price and availability
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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.

    More about this property
    12 Myrtle St Mount Sinai, NY 11766
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Lee Rosner
    Lee Rosner
    Real Estate License ID: 10491203758
    (631) 342-0100 (631) 786-0557 (631) 232-4400
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