475 E. Main Street Patchogue NY 11772

475 E Main St, Patchogue, NY 11772

  • For Sale Price on Request
  • Property Type Office - General Office
  • Property Size 40,000 SF
  • Units 32
  • Lot Size 1.19 Acre
  • Parking Spaces Avail. 200
  • Building Class B
  • Date Updated Sep 3, 2025
PATCHOGUEThis exceptional opportunity presents a ±40,000 square foot professional office building located on 1.9 acres in the heart of East Patchogue, prominently positioned along the highly trafficked East Main Street (Montauk Highway). The two-story property is well maintained and features a mix of professional and medical office suites, with strong lease agreements in place and minimal operating expenses. Most tenants occupy under Modified Gross lease structures, contributing proportionate shares of taxes and utilities, ensuring predictable cash flow and operational efficiency. In 2023, five brand-new rooftop HVAC systems were installed, further enhancing the building’s reliability and reducing future capital expenditures. The property is currently 95% occupied, with only one vacant unit, and all existing leases range from three to five years. Tenants are satisfied and have options to extend, providing long-term stability and upside potential. While the building is currently self-managed, there is an opportunity to streamline operations and reduce maintenance overhead by engaging professional property management services. This asset offers a compelling blend of location, tenancy, and operational simplicity—ideal for investors seeking a high-performing office property in a prime Long Island corridor.
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Highlights

  • 95% occupancy with long-term Modified Gross leases and satisfied tenants who have extension options.
  • Five new rooftop HVAC systems installed in 2023, minimizing future capital expenditures.
  • Opportunity to reduce maintenance costs through professional property management services.
  • Prime location on East Main Street (Montauk Highway) in East Patchogue, offering high visibility and strong traffic exposure.

Contacts

broker
Michael G. Murphy

Douglas Elliman Real Estate

Location

Getting Around

  • Walk Score ®

    64/100 Somewhat Walkable

  • Bike Score ®

    46/100 Somewhat Bikeable
Powered by Walk Score ®
  • City Patchogue, NY
  • Neighborhood East Patchogue
  • Zip Code 11772
  • Market Long Island

Points of Interest

  • Patchogue Platform

    0.98 miles

  • Patchogue

    1.03 miles

  • Watch Hill Ferry Terminal

    1.26 miles

  • Bellport Platform

    2.88 miles

  • Medford

    3.43 miles

  • Plaform B

    4.97 miles

  • Platform A

    4.99 miles

  • Platform B

    4.99 miles

  • Platform Overpass

    5.00 miles

  • Sayville

    5.01 miles

  • 7-Eleven

    2.40 miles

  • Speedway

    2.80 miles

  • BP

    2.88 miles

  • Sunoco

    3.61 miles

  • US Petroleum

    3.68 miles

  • Gulf

    3.80 miles

  • Amoco

    3.92 miles

  • ChargePoint

    7.49 miles

  • Tesla Supercharger

    9.88 miles

  • Athletic Field/Playhouse (P7)

    1.56 miles

  • Faculty/Student (P2)

    1.58 miles

  • Student (P5)

    1.63 miles

  • Student (P4, P5)

    1.68 miles

  • Student (P4)

    1.70 miles

  • LIE Exit 63 Park & Ride

    4.21 miles

  • Monthly Parking

    4.75 miles

  • Daily Parking

    4.85 miles

  • Overflow Lot 10

    4.90 miles

  • Employee Lot 3

    5.23 miles

  • Budget Motel

    1.80 miles

  • Shore Motor Inn

    2.19 miles

  • 112 Motel

    2.75 miles

  • Hotel Bellport

    3.19 miles

  • Bellport Inn

    3.23 miles

  • Temperance Hall

    3.23 miles

  • Fairfield Inn Medford

    3.69 miles

  • Comfort Inn Medford-Long Island

    3.72 miles

  • SpringHill Suites Long Island Brookhaven

    3.82 miles

  • Holiday Inn

    3.91 miles

  • McDonald's

    0.58 miles

  • Delfiore

    0.83 miles

  • Pera Bell

    0.84 miles

  • La Confianza

    0.90 miles

  • Dragon Palace

    0.92 miles

  • Arooga's

    0.93 miles

  • Chuck E. Cheese

    0.94 miles

  • Search ResultsHurricane Grill & Wings

    1.10 miles

  • Lombardi’s On The Bay

    1.47 miles

  • Drift 82

    1.56 miles

  • Bay Elementary School

    0.63 miles

  • Emanuel Lutheran School

    0.68 miles

  • Medford Elementary School

    0.77 miles

  • South Ocean Middle School

    0.83 miles

  • St. Joseph College Outdoor Field Complex

    0.84 miles

  • Holy Angels Regional School

    0.97 miles

  • Saxton Middle School

    1.19 miles

  • River Elementary School

    1.40 miles

  • Barton Elementary School

    1.47 miles

  • Saint Joseph's University - Long Island Campus

    1.52 miles

  • Cheap Plants Bargains

    4.85 miles

  • Colonial Youth & Family Services

    9.24 miles

  • East End Kids Academy

    9.81 miles

Frequently Asked Questions

How much does 475 E. Main Street Patchogue NY 11772 cost?

The sale price for 475 E. Main Street Patchogue NY 11772 is available upon request. Contact the listing broker for more information.

What is the total square footage of 475 E. Main Street Patchogue NY 11772?

475 E. Main Street Patchogue NY 11772 totals 40,000 square feet.

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Contact Listing Broker
broker
Michael G. Murphy

Douglas Elliman Real Estate

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