New Listing: Established Business & Property — Suffolk County, Long Island

HedgeStone Business Advisors has listed a classic Long Island opportunity: an established operating business bundled with the real estate it occupies in Suffolk County. For buyers who want both cash flow and a hard asset on the balance sheet, business-with-property deals like this remain one of the most sought-after structures in the Main Street M&A market.

The offering breaks cleanly into two components — a $645,000 real estate purchase and a $250,000 business purchase — for a total asking price of $895,000 plus inventory. The operation generates approximately $550,000 in gross revenue and roughly $110,000 in net income, giving a qualified owner-operator immediate income while building equity in a 1,050-square-foot commercial building on a 0.18-acre lot.

The property itself is well configured for a small commercial operator: 1,050 SF of above-grade space, a partial basement for storage or ancillary use, and 6 dedicated parking spots — a meaningful advantage in Suffolk County where parking and access often determine customer volume. Annual property taxes are $7,461, which buyers should underwrite alongside lease-equivalent costs when comparing this to a business-only acquisition.

The Opportunity

Business-with-real-estate listings solve a problem that pure asset sales cannot: they let the buyer control occupancy costs, capture real estate appreciation, and avoid the lease-renewal risk that erodes margins on Long Island. Instead of writing a rent check to a landlord every month, the acquirer builds equity in the building while operating the business — a structure especially attractive in markets where commercial rents continue to climb.

At approximately $550,000 in gross sales and $110,000 in net income, this is a scale that fits the owner-operator profile perfectly. Large enough to support a full-time operator with meaningful take-home income, yet manageable enough for a first-time buyer transitioning from a corporate career or an experienced operator adding a second location in Suffolk County.

The real estate component anchors the deal. A $645,000 commercial property on Long Island — with owned parking, a partial basement, and just over 1,000 SF of usable space — gives the buyer tangible collateral and long-term upside independent of business performance. In an asset sale structure, the buyer typically acquires fee-simple title to the property alongside the business assets, goodwill, and inventory (priced separately).

To help the right buyer close, the seller has indicated willingness to hold a $200,000 note. That seller financing can reduce upfront capital requirements, improve cash-on-cash returns in the early years, and signal the seller's confidence in the business continuity under new ownership. For buyers who are capital-efficient or navigating SBA lending constraints, a seller note of this size can be the difference between getting the deal done and walking away.

Ideal acquirers include owner-operators who want to live and work on Long Island, investors seeking a business-plus-real-estate combination with manageable scale, and local operators looking to expand within Suffolk County without taking on a multi-million-dollar commitment.

What to Know About Business-with-Real-Estate Acquisitions on Long Island

Why buyers pursue this sector

• Occupancy cost control — Owning the real estate eliminates rent escalation risk and converts a major operating expense into equity-building mortgage payments.
• Dual return streams — Buyers capture both business cash flow and real estate appreciation — a combination that has historically performed well in Long Island's supply-constrained commercial markets.
• SBA lending compatibility — Business acquisition loans and commercial real estate loans (or SBA 504 structures) can often be combined to finance both components in a single transaction.
• Turnkey transition — An operating business with an established location, parking, and customer base reduces the ramp-up risk of a cold start.

Key metrics to diligence

• Business vs. real estate allocation — At $250,000 for the business and $645,000 for the property, buyers should verify that each component is priced at market relative to income, comps, and condition.
• Net income quality — ~$110,000 net on ~$550,000 gross should be reconciled through tax returns, P&Ls, and add-back schedules to confirm true owner benefit.
• Inventory valuation — The asking price is plus inventory; buyers need a clear count, aging analysis, and agreement on valuation methodology at close.
• Property condition and compliance — Building age, roof, HVAC, fire code, ADA, and any environmental considerations on the 0.18-acre lot.
• Tax burden — $7,461 in annual property taxes should be modeled against comparable lease rates to confirm the ownership advantage.

Value drivers & typical valuation

• Business component — Small commercial operations in this revenue range are typically valued on a multiple of seller's discretionary earnings or net income, adjusted for owner role and transferability.
• Real estate component — The $645,000 price should be benchmarked against recent Suffolk County commercial sales on a price-per-SF basis for similar 1,000 SF retail/service buildings.
• Combined deal math — At $895,000 plus inventory against ~$110,000 net, buyers should model blended returns including mortgage service, taxes, and working capital needs.
• Seller note impact — A $200,000 note reduces cash at close and can improve ROI if the note terms (rate, duration, subordination) are structured favorably.

Operator playbook

• Underwrite both legs separately — Even though it's one transaction, model the business and real estate as independent investments to understand where the value really sits.
• Negotiate inventory at close — Define what stays, what goes, and how obsolete or slow-moving stock is handled before signing.
• Plan the transition — Seller training, customer introductions, vendor account transfers, and employee retention are critical in asset-sale structures.
• Explore combined financing — Work with an SBA lender experienced in business-plus-real-estate deals on Long Island; the seller note can bridge gaps in down payment requirements.

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This is not an offer to sell securities or a solicitation to buy. Information is for qualified prospective buyers only and does not constitute financial, legal, or tax advice. Financial details are available to qualified inquiries under confidentiality.