Calling All Investors, Developers & End-Users!!! 10.33 Cap 23,500+ Sqft. 18 Unit Office Building On A 1+ Acre Lot For Sale!!! The Building Features Excellent Signage, Great Exposure, Business (D1) Zoning, 40 Parking Spaces, Private Parking Lot, High 12’ Ceilings, Conference Rooms, Separate Meters, Strategically Placed Curb Cuts, 7,000 Sqft. Basement With 12’ Ceilings, Ramp, 2,200 Sqft. Barn, All New LED Lighting, 3 Phase Power, CAC, +++!!! The Property Is Located In The Heart Of Patchogue On Route 112 Just Off Montauk Hwy.!!! The Property Is Situated Only Minutes From Sunrise Hwy.(Route 27)!!! Neighbors Include Jeep-Dodge-Ram, Honda, TD Bank, FourLeaf Federal Credit Union, ShopRite, Raymour & Flanigan, 7-Eleven, Lowe’s Home Improvement, Taco Bell, McDonald’s, Buffalo Wild Wings, Shell, Sherwin-Williams, Aboff’s Paints, Boost Mobile, Ben & Jerry’s, Carvel, Jiffy Lube, Lidl, +++!!! The Building Has 196’ Of Frontage On Busy Route 112!!! This Property Has A Daily Traffic Count Of 24,000+ Vehicles Per Day!!! This Property Offers HUGE Upside Potential!!! This Could Be Your Next Development Site Or The Next Home For Your Business!!!



Income:



Brookhaven Memorial Nurses (253 Sqft.): $8,100 Ann.; Lease Exp.: 4/30/26.



Monica Spengler Photo (337 Sqft.): $9,540 Ann.; Lease Exp.: 2/28/26.

Elixir Wellness Studio (216 Sqft.): $8,898 Ann.; Lease Exp.: 6/30/26.

Elise Holloway (165 Sqft.): $5,580 Ann.; Lease Exp.: 7/31/26.

Essential Body Work (318 Sqft.): $9,300 Ann.; Lease Exp.: 9/30/25.

Medical Message Therapy (475 Sqft.): $10,560 Ann.; Lease Exp.: 10/31/25.

Q Footcare Of LI (222 Sqft.): $9,180 Ann.; Lease Exp.: 3/31/26.

MSG Lawn Care (225 Sqft.) $8,988 Ann.; Lease Exp.: 1/31/26.

Shaquana Redwine (518 Sqft.): $8,100 Ann.; Lease Exp.: 4/30/26.

Juan Carlos Pabon (216 Sqft.): $6,900 Ann.; Lease Exp.: 5/31/26.

Parlay Distributers (792 Sqft.): $27,000 Ann.; Lease Exp.: 8/31/27.

QMR Billing Services (697 Sqft.): $14,400 Ann.; Lease Exp.: 5/31/26.

Mindforce Consulting (237 Sqft.): $5,988 Ann.; Lease Exp.: 9/30/25..

Kitty Enterprise (295 Sqft.): $9,000. Ann.; Lease Exp.: 1/31/26.

MVP WorldWide Logistics (2 Units): $25,572 Ann.; Lease Exp.: 10/31/26.

MVP WorldWide Logistics: $6,996 Ann.; Lease Exp.: 4/30/26.

Van Valen Associates LTD (394 Sqft.): $15,660 Ann.; Lease Exp.: 2/28/26.

Utility Workers Union Of America (1734 Sqft.): $26,400 Ann.; Lease Exp.: 2/28/26.

Print/Media Company (4,000 Sqft.): $120,000 Ann.

LL (7,000 Sqft. With 12’ Ceilings): $98,000 Ann. (Available)

Barn (2,200 Sqft.): $42,000 Ann. (Available)

Taxi: $1,800 Ann.

Pro Forma Gross Income: $477,962 Ann.

Expenses:

Electric: $26,681 Ann.

Gas: $13,561 Ann.

Insurance: $8,620 Ann.

Maintenance & Repairs: $250 Ann.

Water: $860 Ann.

Garbage: $1,200 Ann.

Snow & Landscape: $2,000 Ann.

Taxes: $78,702.15 Ann.
Total Expenses: $131,874.15 Ann.



Net Operating Income (NOI): $346,087.85 Ann. (Pro Forma 10.33% Cap!!!)