217 River Avenue presents a rare opportunity to lease a substantial industrial property in the heart of Patchogue’s South Shore market. The property consists of approximately ±36,000 SF, including ±11,000 SF of office space and ±25,000 SF of warehouse, offering a flexible layout suitable for a variety of industrial, distribution, or service-oriented uses. The warehouse features both dock-high and grade-level loading, along with clear ceiling heights ranging from approximately 11’6” to 13’11”, providing functionality for storage, light manufacturing, and logistics operations. Situated on a ±2.4-acre lot, the property offers ample parking for approximately 60 vehicles and secure gated access. A standout feature of the property is its direct waterfront location along the Patchogue River, offering a unique setting rarely found in industrial assets. Combined with its strategic South Shore location, the property provides convenient access to major roadways, labor pools, and surrounding Long Island markets.