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173 Waverly ave 173 Waverly ave 2,164 - 3,000 SF of Retail Space Available in Patchogue, NY 11772
Highlights
- Freestanding building, ±2,164–3,000 SF on a 0.75-acre corner lot
- White box delivery — landlord investing in new parking paving and façade renovation
- Ideal for drive-thru QSR, coffee, auto, tire, quick-lube, or daily-needs users
- Over 70,000 cars/day between Sunrise Hwy and Waverly Ave
- Surface parking, multiple curb cuts, full access from Waverly Avenue
- Easy in-and-out access with multiple curb cuts and direct connection to Sunrise Hwy
Space Availability (1)
Display Rental Rate as
- Space
- Size
- Term
- Rental Rate
- Rent Type
| Space | Size | Term | Rental Rate | Rent Type | ||
| 1st Floor, Ste 173 | 2,164-3,000 SF | Negotiable | Upon Request Upon Request Upon Request Upon Request | TBD |
1st Floor, Ste 173
EXECUTIVE SUMMARY Outstanding opportunity to lease a premier, freestanding commercial building situated on a prominent 0.75-acre corner pad site at 173 Waverly Avenue in Patchogue. Offering flexible space sizes ranging from ±2,164 to 3,000 square feet, the landlord is delivering the space in a turnkey "white box" condition featuring brand new parking lot paving and a modernized exterior façade renovation. Located just one block from Sunrise Highway, this high-visibility location commands tremendous vehicle exposure with over 50,000 cars per day on Sunrise Highway and an additional 26,000 cars passing daily directly on Waverly Avenue. FLEXIBLE DUAL ZONING (D1 & D2 BUSINESS DISTRICTS) The property features rare, flexible dual D1 & D2 Business Zoning, maximizing the permitted scope of operations for an incoming tenant. This designation accommodates a highly diverse mix of commercial models by-right or via standard local approval, removing zoning friction for incoming operators: • Quick-Serve Restaurants (QSR) & Coffee: Capitalize on heavy daily vehicle counts with a high-capacity breakfast, cafe, or drive-thru-capable food concept. • Automotive, Tire, & Quick-Lube: The expansive lot space, standalone footprint, and multiple curb cuts perfectly support light automotive service models. • Medical, Dental, & Urgent Care: A highly visible, commuter-friendly clinic footprint serving the dense Patchogue residential base. • Daily Needs & Service Retail: Exceptional exposure for pharmacies, hardware concepts, fitness users, or high-end specialty retail. SITE ACCESSIBILITY & LAYOUT ADVANTAGES • Corner Dominance: Located directly at the signalized corner intersection of Waverly Avenue and Holbrook Road. • Superior Ingress/Egress: Features a large, dedicated surface parking lot paired with multiple curb cuts ensuring smooth traffic flow and customer access from multiple directions. • Stand-Alone Identity: A true freestanding structure providing an incoming tenant with uncompromised signage rights, dominant main-road visibility, and standalone brand presence. HIGH-VOLUME RETAIL CORRIDOR The property sits directly in Patchogue's primary regional destination retail pocket, benefiting from dense foot traffic and established consumer habits. Immediate neighboring national anchors generating massive daily traffic include Costco, The Home Depot, Dick's Sporting Goods, LA Fitness, Ulta Beauty, and Marshalls. Furthermore, the site is positioned just minutes from Patchogue's booming downtown district, a region that continues to capture significant capital investments and rapid economic growth.
- Space is in Excellent Condition
- High-visibility corner
- Over 70,000 cars/day between Sunrise Hwy & Waverly
- Nearly 170,000 residents and 60,000 households
- Easy in-and-out access with multiple curb cuts
- Strong surrounding demographics
Rent Types
The rent amount and type that the tenant (lessee) will be responsible to pay to the landlord (lessor) throughout the lease term is negotiated prior to both parties signing a lease agreement. The rent type will vary depending upon the services provided. For example, triple net rents are typically lower than full service rents due to additional expenses the tenant is required to pay in addition to the base rent. Contact the listing broker for a full understanding of any associated costs or additional expenses for each rent type.
1. Full Service: A rental rate that includes normal building standard services as provided by the landlord within a base year rental.
2. Double Net (NN): Tenant pays for only two of the building expenses; the landlord and tenant determine the specific expenses prior to signing the lease agreement.
3. Triple Net (NNN): A lease in which the tenant is responsible for all expenses associated with their proportional share of occupancy of the building.
4. Modified Gross: Modified Gross is a general type of lease rate where typically the tenant will be responsible for their proportional share of one or more of the expenses. The landlord will pay the remaining expenses. See the below list of common Modified Gross rental rate structures: 4. Plus All Utilities: A type of Modified Gross Lease where the tenant is responsible for their proportional share of utilities in addition to the rent. 4. Plus Cleaning: A type of Modified Gross Lease where the tenant is responsible for their proportional share of cleaning in addition to the rent. 4. Plus Electric: A type of Modified Gross Lease where the tenant is responsible for their proportional share of the electrical cost in addition to the rent. 4. Plus Electric & Cleaning: A type of Modified Gross Lease where the tenant is responsible for their proportional share of the electrical and cleaning cost in addition to the rent. 4. Plus Utilities and Char: A type of Modified Gross Lease where the tenant is responsible for their proportional share of the utilities and cleaning cost in addition to the rent. 4. Industrial Gross: A type of Modified Gross lease where the tenant pays one or more of the expenses in addition to the rent. The landlord and tenant determine these prior to signing the lease agreement.
5. Tenant Electric: The landlord pays for all services and the tenant is responsible for their usage of lights and electrical outlets in the space they occupy.
6. Negotiable or Upon Request: Used when the leasing contact does not provide the rent or service type.
7. TBD: To be determined; used for buildings for which no rent or service type is known, commonly utilized when the buildings are not yet built.
Property Facts
| Total Space Available | 3,000 SF | Gross Leasable Area | 6,500 SF |
| Min. Divisible | 2,164 SF | Year Built | 1964 |
| Property Type | Retail | Parking Ratio | 3.85/1,000 SF |
| Total Space Available | 3,000 SF |
| Min. Divisible | 2,164 SF |
| Property Type | Retail |
| Gross Leasable Area | 6,500 SF |
| Year Built | 1964 |
| Parking Ratio | 3.85/1,000 SF |
About the Property
EXECUTIVE SUMMARY Outstanding opportunity to lease a premier, freestanding commercial building situated on a prominent 0.75-acre corner pad site at 173 Waverly Avenue in Patchogue. Offering flexible space sizes ranging from ±2,164 to 3,000 square feet, the landlord is delivering the space in a turnkey "white box" condition featuring brand new parking lot paving and a modernized exterior façade renovation. Located just one block from Sunrise Highway, this high-visibility location commands tremendous vehicle exposure with over 50,000 cars per day on Sunrise Highway and an additional 26,000 cars passing daily directly on Waverly Avenue. FLEXIBLE DUAL ZONING (D1 & D2 BUSINESS DISTRICTS) The property features rare, flexible dual D1 & D2 Business Zoning, maximizing the permitted scope of operations for an incoming tenant. This designation accommodates a highly diverse mix of commercial models by-right or via standard local approval, removing zoning friction for incoming operators: • Quick-Serve Restaurants (QSR) & Coffee: Capitalize on heavy daily vehicle counts with a high-capacity breakfast, cafe, or drive-thru-capable food concept. • Automotive, Tire, & Quick-Lube: The expansive lot space, standalone footprint, and multiple curb cuts perfectly support light automotive service models. • Medical, Dental, & Urgent Care: A highly visible, commuter-friendly clinic footprint serving the dense Patchogue residential base. • Daily Needs & Service Retail: Exceptional exposure for pharmacies, hardware concepts, fitness users, or high-end specialty retail. SITE ACCESSIBILITY & LAYOUT ADVANTAGES • Corner Dominance: Located directly at the signalized corner intersection of Waverly Avenue and Holbrook Road. • Superior Ingress/Egress: Features a large, dedicated surface parking lot paired with multiple curb cuts ensuring smooth traffic flow and customer access from multiple directions. • Stand-Alone Identity: A true freestanding structure providing an incoming tenant with uncompromised signage rights, dominant main-road visibility, and standalone brand presence. HIGH-VOLUME RETAIL CORRIDOR The property sits directly in Patchogue's primary regional destination retail pocket, benefiting from dense foot traffic and established consumer habits. Immediate neighboring national anchors generating massive daily traffic include Costco, The Home Depot, Dick's Sporting Goods, LA Fitness, Ulta Beauty, and Marshalls. Furthermore, the site is positioned just minutes from Patchogue's booming downtown district, a region that continues to capture significant capital investments and rapid economic growth.
Nearby Major Retailers
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173 Waverly ave | 173 Waverly ave
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