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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    22350 Main Rd Orient, NY 11957

    • Investment properties
    • 0.21 lot acres
    For Sale
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-1853954
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • The Candy Man / Specialty Food Shop / Candy Store

    Property Details for 22350 Main Rd

    Lot size
    0.21 lot acres
    Zone code
    B
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    1000-018.00-05.00-001.000
    APU
    1000018000500001000

    Description

    This exceptional commercial property presents a rare opportunity in the desirable Orient Village. The offering encompasses two separate, adjacent buildings totaling 2,967 square feet situated on a prominent corner lot at the intersection of Main Road and Oyster Ponds Lane. The main building, at 22350 Main Road, boasts 2,695 square feet and currently houses a thriving, established third-generation candy and food production/retail business. This provides an immediate income stream for a savvy investor or a turnkey operation for a buyer looking to continue the legacy. The second building, located at 22420 Main Road, offers 272 square feet of versatile space, ideal for retail or office use, expanding the potential revenue streams. Both properties share ample parking, a significant advantage in this vibrant village setting. The combined .42-acre lot (.21 acres each) provides substantial frontage on Main Road, measuring 147 feet, ensuring high visibility and accessibility. A large rear yard offers significant potential for outdoor dining or expansion, adding further value to this already impressive offering. The property's location within walking distance of Orient Village's amenities and attractions makes it an exceptionally attractive investment. This is a unique opportunity to acquire a well-established business with significant expansion potential in a highly sought-after location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Orient
    County
    Suffolk
    State
    New York
    Longitude
    -72.3034
    Latitude
    41.1425
    CBSA code
    35620
    CBSA name
    NEW YORK-NORTHERN NEW JERSEY-LONG ISLAND, NY-NJ-PA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2020
    $0.00
    $1,200
    $6,300
    $7,500
    -
    $2,105
    $11,053
    $13,158

    Comparable in this City

    • Value Estimation by Request
      0.17 Acres

      950 Vlg Ln

      OFFICE/RESIDENTIAL (MIXED USE) • 0.17 Acres
      950 Vlg Ln, Orient, NY 11957
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    • Value Estimation by Request
      0.50 Acres

      22260 Main Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 0.50 Acres
      22260 Main Rd, Orient, NY 11957-1100
      View Details
    • Value Estimation by Request
      0.25 Acres

      1000 Vlg Ln

      OFFICE/RESIDENTIAL (MIXED USE) • 0.25 Acres
      1000 Vlg Ln, Orient, NY 11957
      View Details
    • Value Estimation by Request
      0.45 Acres

      24375 Main Rd

      GAS STATION • 0.45 Acres
      24375 Main Rd, Orient, NY 11957-1138
      View Details
    • Value Estimation by Request

      Rte 25

      SBE - SPECIAL ASSESSMENTS
      Rte 25, Orient, NY 11957
      View Details
    • Value Estimation by Request
      0.50 Acres

      2110 Vlg Ln

      PROFESSIONAL CLUBS/ASSOCIATIONS • 0.50 Acres
      2110 Vlg Ln, Orient, NY 11957
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      2,695 SF

      Retail Store in Orient Village

      Retail property in Orient, NY, near Orient Village.
      22350 Main Rd, Orient, NY 11957
      View Details
    • Contact for pricing

      Orient Office Building For Sale

      Office building in Orient, walking distance to village and beaches.
      22420 Main Rd, Orient, NY 11957
      View Details
    • $2,495,000
      17.40 Acres

      Orient Equestrian and Agricultural Estate

      17.4-acre estate with equestrian facilities and a buildable residential lot.
      29525 Main Rd, Orient, NY 11957
      View Details
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    22350 Main Rd
    Orient, NY 11957
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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
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