164 Waverly Avenue is a brand-new ground-up development sitting at a signalized intersection on Sunrise Highway in Patchogue one of Long Island’s most trafficked retail corridors. Over 50,000 cars pass this corner every single day. The space runs 2,000 to 20,000 square feet, fully customizable, with 16 ft clear heights and 110+ surface parking spaces. It’s a blank canvas built for the right operator. Patchogue isn’t a bet anymore it’s a proven market. The village has generated over $693 million in economic output through two decades of revitalization. Main Street is 95%+ leased. A $160 million mixed-use development just broke ground. The state just awarded Patchogue $4.5 million through NY Forward to keep the momentum going. This isn’t a turnaround story. The turnaround already happened. The location specifically benefits from St. Joseph’s University less than a mile away 3,000+ students and hundreds of faculty creating consistent daily demand. Blue Point Brewing Company sits adjacent, pulling regional traffic for tours, tastings, and events year-round. Costco, Dick’s, Home Depot, LA Fitness, Ulta, and Marshalls are all within the immediate trade area. The co-tenancy alone tells you this corridor works. With Long Island retail vacancy below 5% for two consecutive years and virtually no new supply coming to market, brand-new product at a Sunrise Highway corner is genuinely rare. This one won’t sit.