20268 posts▲
“The right of first refusal covered the premises — not the LLC.”
The Dunkin’ Deal: Structuring Around a Right of First Refusal
Case Study
The Dunkin’ Deal: Structuring Around a Right of First Refusal
Q2 2026 · Long Island Retail
$17M
two Nassau strip centers · 6% & 6.5% caps
July 2026
Q2 2026 Long Island Retail Investment Recap
Q1 2026 · Long Island Retail
4.99%
NNN avg cap · 14 deals tracked
April 2026
Q1 2026 Long Island Retail Investment Market Recap
Long Island · County Spread
~50 bps
Nassau vs Suffolk cap rate spread
April 2026
Nassau vs. Suffolk: How the Numbers Actually Differ
“Inventory is still the constraint.”
Where We Stand Today — Spring 2026
April 2026
Where We Stand Today — Spring 2026
“You can’t build a new strip mall in most of Nassau County.”
The Long Island Advantage
March 2026
The Long Island Advantage
“Active buyers have figured out how to make the numbers work.”
Rate Watch: Buyers Aren’t Waiting
February 2026
Rate Watch: Buyers Aren’t Waiting
“More buyer activity than I’ve seen in January in a while.”
Strong Start to 2026
January 2026
Strong Start to 2026
202521 posts▲
“More transactions than 2023 or 2024. Rents up. Vacancy low.”
2025: A Good Year
December 2025
2025: A Good Year
November 2025
Rockville Centre NNN Sale — Mt. Sinai on Merrick Road
2,500 SF medical NNN · $2.15M · 5.8% cap
November 2025
Merrick Strip Sale — Merrick Avenue
7,000 SF Nassau strip · $3.35M · 7.0% cap
“1031 deadlines — November is always a sprint.”
Year-End Push Is On
November 2025
Year-End Push Is On
Closed Deal · Suffolk County
$1.4M
8.1% cap · 4,350 SF mixed-use
October 2025
Suffolk County Mixed-Use Sale — October 2025
October 2025
Medford NNN Sale — Wendy’s on Route 112
3,595 SF Wendy’s NNN · $1.525M · 6.07% cap
Show 15 More Posts from 2025
October 2025
5.5–6.25%
Quality LI strip mall cap range
October 2025
Cap Rates Have Found Their Level
“Nassau deals getting multiple offers when priced right.”
Fall Market Opens Strong
September 2025
Fall Market Opens Strong
“Internet-resistant tenant mix is the key.”
The Tenant Mix Test
August 2025
The Tenant Mix Test
“1031 buyers with deadlines can’t wait for September.”
Summer: Slow But Not Stopped
July 2025
Summer: Slow But Not Stopped
June 2025
Sold: 1829-1831 Route 112, Medford
2.5 acres · $2.85M · 6.0% cap
June 2025
Oceanside NNN Sale — Long Beach Road
2,200 SF T-Mobile NNN · $2.1M · above 7% cap
“Volume up vs 2024. Deals closing at fair prices.”
Midyear 2025: Healthy Market
June 2025
Midyear 2025: Healthy Market
May 2025
Freeport NNN Sale — 351 S. Main Street
7,210 SF DaVita · $2.92M · 6.71% cap
May 2025
Manhasset NNN Sale — Starbucks on Plandome Road
1,582 SF Starbucks · $2.1M · 5.19% cap
“Industrial and multifamily buyers looking at strip malls.”
Investors Rotating Into Retail
May 2025
Investors Rotating Into Retail
April 2025
Commack Strip Center Sale — 6059 Jericho Turnpike
7,560 SF strip · $1.8M · 6.5% cap
“Service tenants aren’t directly exposed to tariffs.”
Tariff Noise — What It Means for Local Retail
April 2025
Tariff Noise — What It Means for Local Retail
March 2025
$30–$45
Nassau NNN asking rents per SF
March 2025
Rents Keep Climbing
February 2025
6.5–7%
Where buyers are underwriting debt
February 2025
Financing: The Ongoing Variable
January 2025
5.5–6.5%
Cap rate range depending on location
January 2025
2025 Opens With Momentum
202417 posts▲
“More deals closed than 2023. Values held.”
2024: A Stronger Finish
December 2024
2024: A Stronger Finish
“Uncertainty cleared. Wait-and-see buyers are re-engaging.”
Post-Election, Deals Resume
November 2024
Post-Election, Deals Resume
November 2024
McDonald’s Opens in Blue Point — My One and Only Leasing Deal
October 2024
Franklin Square Strip Sale — 1202-1214 Hempstead Turnpike
7,000 SF Nassau strip · $3.9M · 6.13% cap
“More buyers competing for the same limited inventory.”
More Buyers, Same Inventory
October 2024
More Buyers, Same Inventory
September 2024
−50bps
Fed cut · buyer calls picked up immediately
September 2024
The Fed Cuts
Show 11 More Posts from 2024
“The right deal at a fair price beats the perfect deal that never comes.”
Rate Cut Expectations Are Building
August 2024
Rate Cut Expectations Are Building
“Deals closing are real — not distressed, not desperate.”
Midyear Check-In: 2024
July 2024
Midyear Check-In: 2024
June 2024
Huntington Station Strip Sale — 1570 New York Avenue
3,600 SF Suffolk strip · $1.1M · 6.6% cap
“Yield math works better in Suffolk right now.”
Suffolk Is Outperforming
June 2024
Suffolk Is Outperforming
“Investors paying for certainty. NNN still trading in the low 5s.”
NNN Demand Is Relentless
May 2024
NNN Demand Is Relentless
“Buyers accepted rates won’t return to 3%.”
Deals Are Getting Done
April 2024
Deals Are Getting Done
“Landlords are not giving anything back.”
Rents Are Holding Strong
March 2024
Rents Are Holding Strong
March 2024
Astoria Queens Retail Sale — 33-55 Crescent Street
7,673 SF former Walgreens delivered vacant · $4M
“The residential component helps justify the numbers.”
Mixed-Use Getting More Attention
February 2024
Mixed-Use Getting More Attention
January 2024
Massapequa Strip Mall Sale — 836-840 N Broadway
4,696 SF Nassau strip · $1.05M · 6.62% cap
“More calls from people who sat out 2023 and are ready to act.”
New Year, Same Rates
January 2024
New Year, Same Rates
202315 posts▲
“Volume down. Asking prices held. Owners not distressed.”
2023 Year in Review
December 2023
2023 Year in Review
December 2023
Great Neck NNN Sale — 46 Middle Neck Road
2,800 SF London Optical · $1.3M · 5.88% cap
December 2023
Levittown Strip Center Sale — 50-70 East Village Green
8,609 SF strip · $1.7M · 6.88% cap
“Neither side blinking. Gap closes when rates drop.”
Buyer and Seller Gap Widens
November 2023
Buyer and Seller Gap Widens
“Exchange buyers rolling out of residential and industrial into retail.”
1031 Buyers Are Active
October 2023
1031 Buyers Are Active
September 2023
Mid–High 5s
LI strip cap rates nudging up
September 2023
Cap Rates Starting to Drift
Show 9 More Posts from 2023
August 2023
7–7.5%
Financing costs · volume down
August 2023
Rates Are High. Demand Isn’t.
July 2023
Harbor Square Mall Port Jefferson
“Average rents across strip malls in mid Suffolk County.”
Strip Mall Rents in Mid Suffolk County
May 2023
Strip Mall Rents in Mid Suffolk County
May 2023
Blue Point Post Office Trades for $1.125M
3,228 SF USPS-leased · $1.125M · 6% cap
“A few recent sales in Nassau County worth tracking.”
Recent Nassau Sales
April 2023
Recent Nassau Sales
April 2023
Sale of the Montauk 7-Eleven
“Average rents across strip malls in the Huntington area.”
Huntington Area Strip Mall Rents
April 2023
Huntington Area Strip Mall Rents
March 2023
That Time I Was on a Podcast
March 2023
Sale of Woodbury Country Square
$5.275M · multi-generational shopping center