173 Waverly ave
Patchogue, NY 11772 Patchogue

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.

• Date available: Now
• Lease term: Negotiable
• Service type: To Be Determined
• Space Type: Relet