# 127 N Ocean Avenue, Patchogue, NY 11772

> **TL;DR:** commercial, $850,000. Est. $3,683/mo.

## Property at a Glance

| Attribute | Value |
|-----------|-------|
| Price | $850,000 |
| Property Type | Commercial (Mixed Use) |
| Status | For Sale |
| Days on Market | 0 |

## Why This Home Stands Out

- **Price Reduced** - $45,000 off

## Estimated Monthly Costs

| Category | Amount |
|----------|--------|
| Mortgage (20% down, 6.5%) | $3,683 |
| **Total** | **$3,683** |

## Description

### Agent Description
Discover an unparalleled opportunity at 127 N Ocean Avenue, a rare and versatile mixed-use property situated just moments from the vibrant heart of Patchogue Village. Perfectly positioned on a substantial 0.28-acre lot, this property offers a unique solution for savvy professionals, discerning investors, and anyone seeking a flexible live-work environment.

The front building features a beautifully maintained professional space, formerly a successful dental practice. It includes a welcoming reception and waiting area, multiple private treatment/office rooms, a lab/utility space, and a private rear entrance, all ready for your vision. This turnkey setup is ideal for medical professionals, lawyers, accountants, therapists, or any business seeking a high-visibility location with outstanding convenience.

Seamlessly integrated is a comfortable 2 bed / 1 bath residential living space, offering private quarters that can serve as a primary residence or be leveraged for additional rental income. The possibilities are truly endless.

The value continues outside with a massive, detached two-story garage and workshop with electricity & plumbing, a dream space for contractors, artists, car enthusiasts, or as a high-demand storage solution. The deep lot provides ample on-site parking for clients and residents alike, a rare feature in this prime location.

Enjoy the best of Patchogue, with world-class dining, shopping, the LIRR, and the Fire Island ferries just a short walk away. This isn't just a property; it's a strategic asset designed for a prosperous future. Seize the chance to build your business and your lifestyle in one exceptional location.

## Location

- **Address:** 127 N Ocean Avenue, Patchogue, NY 11772
- **County:** Suffolk
- **Coordinates:** 40.76797, -73.014744
- **Google Maps:** https://www.google.com/maps?q=40.76797,-73.014744

## Price History

- **Price Reduced:** $45,000
- **Original Price:** $895,000

## Listing Agent

- **Name:** Matteo Caruso
- **Brokerage:** Engel & Völkers North Fork
- **Phone:** 6312987953
- **Email:** matteo.caruso@evrealestate.com

## Primary Photo

![127 N Ocean Avenue - Primary Photo](http://lh.rdcpix.com/f8987f649d86a3e7d1c2f1202804acc9l-f2459040365r.jpg)

*19 total photos available on [listing page](https://www.propertysimple.com/listing/127-n-ocean-avenue-patchogue-ny-11772-v965585)*

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**MLS#:** 965585 | **Updated:** 2026-06-17
**Source:** listhub

*Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.*

[View on PropertySimple](https://www.propertysimple.com/listing/127-n-ocean-avenue-patchogue-ny-11772-v965585)

---

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