Prime Corner Retail Reposition- 100,000 AADT 635 Middle Country Rd 68,767 SF Vacant Retail Building Coram, NY 11727 $13,000,000 ($189.04/SF)

Cushman & Wakefield has been retained on an exclusive basis to arrange for the sale of 635 Middle Country Road, a prime 6.86-acre retail re-positioning or owner/user opportunity situated at the signalized intersection of Middle Country Road and Patchogue–Mt. Sinai Road in Coram, New York. The property consists of a 68,767 SF multi-tenant commercial building already configured for four separate spaces, offering immediate flexibility for adaptive reuse or re-tenanting. The building includes the former All-Star Arena (±55,130 SF) featuring 50’ clear ceiling heights (all span, no columns), along with Red Woods Fitness (±1,642 SF), Tutor Time (±10,978 SF with outdoor playground), and Move Academia (±1,017 SF), all accessible through independent entrances, supported by ±325 on-site parking spaces & a Solar Array on the roof. Currently, all occupants operate month-to-month, except Tutor Time, which remains under lease through June 30, 2026, with four (5-year) renewal options. This structure provides modest interim income with near-term rollover, allowing a buyer to take possession of a largely vacant asset ideally positioned for repositioning, redevelopment, or owner-user occupancy. Zoned J-2 Business, the property supports a wide variety of uses including retail, recreation, education, medical, entertainment, and institutional applications. The site benefits from a Public Assembly (Group A-3) occupancy classification, a rooftop solar array installed in 2024, and over 1,000’ of premium corner frontage along Middle Country Road & Patchogue-Mt. Sinai Rd, one of Suffolk County’s busiest commercial corridors with exposure exceeding 100,000 vehicles per day. A dedicated, signalized driveway allows full-movement ingress and egress from both directions, an uncommon advantage for a site of this scale. Centrally located within Suffolk County, the property provides excellent regional connectivity to major arterials including Routes 25, 112, 347, and the Long Island Expressway, and sits among a dense concentration of residential neighborhoods and national retailers. Whether pursued as an adaptive-reuse conversion, multi-tenant re-lease, pad-site redevelopment, or institutional/owner-user campus, 635 Middle Country Road represents a versatile large-format asset offering both immediate repositioning potential and long-term value creation in one of Long Island’s most active and resilient submarkets.