Versatile First Floor Office and Retail Space in Mastic.
tl;dr
- Space
- A 98 sqm (1,050 sq ft) first floor commercial unit for rent at 1360 Montauk Highway in Mastic, New York, presenting as a clean open box with a reconfigurable layout suited to retail or showroom use. Built in 2004 and move-in ready, it is vetted by Fashion Week Venues for short-term commercial space bookings on Long Island's South Shore.
- Best For
- Strongest fit is a pop-up shop or temporary retail run on a highway-facing site, followed by product launch and brand activation days, then wholesale appointments and buyer previews in a private showroom space. Also available to hire for creative workshops, masterclasses, and small networking or team offsite sessions of up to roughly 100 people across the floor.
- Standout Features
- Ample onsite parking directly at the building removes the load-in problem that kills most Long Island activations, and the single-tenant first floor plate takes multiple stand and rail configurations without structural work. Ducted air conditioning and heating hold temperature year round for garment and product display, a dedicated in-unit bathroom serves staff and guests without shared building access, and the Montauk Highway frontage delivers passing vehicle traffic to a temporary rental storefront.
- Location
- Positioned on Montauk Highway in Mastic, postcode 11950, with direct road access to Sunrise Highway in roughly 5 minutes by car and the Long Island Expressway within a short drive, plus AutoZone and other roadside retail around 500 m west. The immediate street is a wide suburban commercial corridor built for vehicles, so crews arriving to fit out can park and unload at the door and guests arrive by car without a transfer.
- Availability
- Available now for immediate occupancy, with a one day minimum and the option to book by the day or book by the week for longer retail runs. Day rate is on request and pricing is brief-based; we advise 3 to 4 weeks lead time, extending to 6 to 8 weeks around New York Fashion Week in February and September and through the November and December holiday retail peak when Long Island overflow space tightens.
- How to Book
- Send your dates, headcount, and activation format to enquire and we reply within 24h with confirmed availability and a brief-based quote, with no charge until confirmed. Permit paperwork, staffing, and fit-out coordination are handled by our team on your behalf, so request availability for this Mastic unit to hold your dates.
about this space
This first-floor commercial unit is located at 1360 Montauk Highway in Mastic, New York. The property provides 1,050 square feet of versatile space suitable for either retail or office use. The interior is equipped with essential climate control features, including air conditioning and heating, and contains a dedicated bathroom for convenience. The building is situated in a high-traffic location on Montauk Highway and includes ample onsite parking for staff and visitors. The premises offer straightforward access to major local roadways, including the Long Island Expressway and Sunrise Highway. This well-positioned unit is part of a two-story building constructed in 2004. Factual amenities integrated into the space support various professional, service-based, or retail operations within the Mastic community. The layout is designed to accommodate multiple configurations based on business requirements, and the property is available for immediate occupancy. All features mentioned are provided to maintain a functional environment for business activities.
what's included
- air conditioning
- bathroom
- heating
package add-ons
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how to book this space
- 01
Check the shell and the dates
Review the gallery, 98 sqm floor plan and amenities for Versatile First Floor Office and Retail Space in Mastic, then note the window you want in Mastic. Fashion week dates book 6–10 weeks out.
- 02
Send the brief
Use the request panel on this page to send your dates, expected footfall and budget. Pricing on this space is quoted on request.
- 03
Get availability and a quote
We confirm availability with the operator and come back within 24 hours with the all-in cost: rent, staffing, permits and fit-out for Mastic.
- 04
Lock the contract
Sign the short-term licence, pay the deposit and we register any permit or signage paperwork the address needs.
- 05
Build and open
Fit-out, install and staff the pop-up. Our production team handles delivery, install and the strike at the end of the run in Mastic.
activation ideas
Pop-Up Store
This works as temporary retail because the 98 sqm plate is a single open box with Montauk Highway frontage and parking at the door, so customers arrive by car and walk straight in. In practice a floor this size holds four to six rails plus a till point and a fitting area without feeling crowded, with 20 to 30 shoppers inside comfortably. Runs of two to four weeks perform best here, and we can place retail staffing for weekend peaks when local footfall lifts.
Sample Sale
Few formats suit this unit better, because sample sales need volume, unloading access and low cost per square foot rather than a fashion address, and all three are present. Onsite parking takes box trucks and customer cars without permits, and the 1,050 sq ft absorbs bulk rails, folding tables and a queue system with roughly 40 to 50 buyers circulating at once. Add mobile point of sale and payments on two stations to keep the line moving during opening hours.
Product Launch
A launch works here provided it is promoted as a destination rather than relying on passing discovery, since the highway delivers vehicles and not pedestrians. The open floor takes a central product plinth, a demo station and a drinks table with 60 to 80 guests standing, and the dedicated in-unit bathroom means no shared building access for attendees. Climate control matters more than brands expect on Long Island, and the ducted air conditioning and heating hold the room through summer and winter dates alike.
Brand Activation
The reconfigurable single tenant floor is the reason this suits an experiential brand activation, because nothing in the layout dictates your circulation route. Brands running activations in spaces like this typically build a three zone flow of entry moment, interaction or personalisation station, and takeaway point, which fits 98 sqm without compression. Free forecourt parking supports vehicle led concepts, sampling trailers or an outdoor extension of the build during dry months, and load-in has no restricted window.
E-commerce and Lookbook Shoot
As a short-term content studio this is a straightforward booking, because you get a clean white box, secure parking for grip vans and a bathroom that doubles as a changing point on a small crew day. Expect to run one to two set-ups within the footprint with a crew of six to ten, using one end for shooting and the other for steaming, styling and product staging. Day rates on Long Island make multi-day e-commerce shoots viable in a way Manhattan studio hire rarely does.
Creative Workshop
Workshops sit well here because you control the whole floor and can leave materials set up overnight across a multi-day programme. Trestle configuration seats 24 to 30 participants with room for a demonstration table at the front, or 16 comfortably if each person needs bench space for making. Heating and air conditioning keep long sessions workable year round, and we handle trestles, stools and storage units through furniture rental so nothing needs buying in.
Masterclass
A ticketed masterclass fits because guests drive in and park onsite, which removes the attendance drop-off that transit dependent venues create for evening sessions. Theatre seating takes 50 to 60, though 35 to 40 is the more comfortable number once you allow for a presenter zone and product display at the front. The open plate means no columns blocking sightlines, and the single bathroom is adequate for a group of this size across a two hour session.
Networking Event
This is a credible venue for regional trade and local business networking rather than an industry press crowd, and the parking is the deciding factor for a South Shore guest list. Standing reception format holds 60 to 80 across the 98 sqm, with a bar station at one end and high tables through the middle. Keep catering to drop-off or cold service, as the unit has no commercial kitchen and staging space is limited to the floor itself.
Buyer Appointments and Wholesale Showroom
This works for appointment based wholesale with East Coast regional accounts, not for a market week showroom rental, and that distinction should be made clear internally before booking. The floor takes a full collection on rails down one wall with a seating and linesheet area opposite, comfortably hosting two buyer meetings back to back. Parking at the door is the practical advantage over city showrooms, and 3 to 4 weeks lead time is enough to fit out through venue sourcing and build.
use cases
location
what's around
1 places within 600 m, incl. AutoZone
brands nearby
- other retail
- 1
- AutoZone510 m
the neighbourhood
Trade businesses, service operators and small independent retailers make up the working fabric along this stretch of Montauk Highway: tile and flooring showrooms, HVAC and contracting outfits with vans parked out front, insurance and medical offices, martial arts and dance studios, nail bars, delis and auto parts counters including the AutoZone a few hundred metres west. The creative population here is real but quieter than a city district and it looks different: cabinet makers and sign shops in the back lots off Mastic Road, photographers and videographers who keep affordable gear storage out east, event and party rental companies servicing the Hamptons season, and food and beverage producers using South Shore square footage as production and packing space. Mastic Beach and the William Floyd corridor south towards Smith Point carry a family and local trade rhythm rather than a gallery or atelier one. Brands we place into Long Island sites, alongside our spaces in New York, treat this belt as working territory rather than display territory.
Cost per square foot and vehicle access are the two reasons a brand ends up here rather than in the saturated zones, and both are decisive when your format is volume rather than visibility. Compared with SoHo, the Meatpacking District, Nolita or Williamsburg, where a two week retail run consumes most of a mid-size activation budget before build, this address gives you a full 1,050 sq ft floor with parking at the door and no loading restrictions. Compared with the Hamptons corridor east of here, Southampton's Jobs Lane, East Hampton Main Street, Sag Harbor and Montauk, you are sitting on the same highway that carries that traffic without paying the summer premium, which is why sample sales, seasonal overflow retail, fulfilment bases and crew and storage hubs for Hamptons activations make sense at this postcode. What it does not give you is press proximity, buyer hotel clusters or editorial adjacency. Nobody flies into JFK and drives 70 miles for a press day. Run the numbers honestly through our budget calculator before you commit, because the saving only pays off if your audience is already local or already driving.
Arrival here is a car arrival, and the block reads accordingly: a wide two lane commercial highway with kerb cuts, forecourt parking and a two-story 2004 building set back from the road. Mornings bring commuter and trade traffic heading west towards Sunrise Highway and the LIE, with the Mastic-Shirley LIRR station drawing its own flow, and the pace lifts again from mid afternoon into early evening as school runs and after work errands fill the lots. Weekends are the strongest local retail window, and Friday afternoons in summer add Hamptons-bound through traffic. The street dynamic works particularly well for destination formats where people plan the visit: workshops, launch days promoted locally, multi day sample sales, buyer appointments by booking, and content or shoot days where a controlled climate controlled box and free parking beat any streetfront in Manhattan. Our production and build team fits these open plate units quickly because access is uncomplicated. Be clear on the limitation: this is not a walk-in fashion address. If your activation depends on spontaneous pedestrian discovery, tourist volume or being seen by the industry on foot, look at a city site instead.
getting here & street life
street activity
quiet street.
1 store
- within 200 m
- 0
- within 400 m
- 0
- within 600 m
- 1
the neighbourhood
Mastic is a hamlet and a census-designated place (CDP) in the southeastern part of the town of Brookhaven in central Suffolk County, New York, United States. As of the 2020 census, Mastic had a population of 15,404.
frequently asked
Yes, this 1,050 sq ft first-floor unit at 1360 Montauk Highway is available for pop-up shops and short-term retail use. The interior is open enough to be reconfigured into a selling floor with a till point, fitting bay and back-of-house corner, and it is listed as move-in ready with immediate occupancy. Because the building sits on a high-traffic stretch of Montauk Highway with onsite parking, brands running a temporary retail format here get drive-by visibility that most Long Island units on side streets cannot offer. In our experience handling bookings at roadside addresses like this one in Mastic, a two to four week run gives you enough time to build local awareness before your best sales days arrive. Send your dates and concept and we will confirm availability and hold the unit while your brief is priced.
who it suits
Brand Scale
This unit suits a brand with a 3 to 15 person team, 2 to 8 years of trading, and an existing local or regional customer base on Long Island or in the wider New York metro. At 98 sqm on a single first floor plate, it holds one clear retail or showroom concept, a stockroom corner and a small team, which is the right envelope for a DTC label running a seasonal clearance, a regional multi-brand operator testing a fixed site, or a wholesale-led brand needing a private appointment room near its buyer base. Where we see mismatches is when a globally distributed house books this expecting press infrastructure, or when a pre-revenue label with no local list arrives assuming footfall will carry the week. Larger houses running full runway-adjacent programmes should compare against our spaces in New York instead.
Aesthetic Fit
A clean, neutral, product-forward visual identity works best here, because the space is a plain 2004 build box with air conditioning, heating and a bathroom rather than an architectural asset in its own right. Casual apparel, denim, activewear, footwear, homeware, beauty and accessories all read well against white walls, modular rails and freestanding plinths, and the reconfigurable layout takes a full branded set build without fighting existing features. What does not work is a heritage luxury or couture identity that depends on inherited character: no period cornicing, no gallery volume, no dramatic ceiling height to borrow from. Brands whose aesthetic relies on the building doing half the storytelling will underperform here unless they budget properly for branded store design and treat the shell as a blank stage.
Best Use Cases
First choice is a multi day sample sale, where onsite parking, highway frontage and a single open plate let you run high volume with fast queue flow and easy stock replenishment. Second is a pop-up shop or temporary retail space run of one to four weeks, since the layout takes multiple configurations and climate control protects garments across a full season. Third is wholesale appointments and collection previews, using the private first floor position and dedicated bathroom to host buyers by booking without shared building traffic. Fourth is a content studio or shoot day, because the neutral box, controlled temperature and door-level load-in remove the usual production friction. Fifth is a creative workshop or masterclass, and sixth a small networking or team offsite session. In our experience the profile that gets the most from this space plans the visit for the customer rather than relying on passing pedestrians.
Budget Signal
This sits firmly in the value tier for the New York metro market, well below prime Manhattan or Brooklyn retail and materially below the Hamptons corridor in summer, while offering a full private floor rather than a shared slot. Against a hotel event room you gain multi day continuity, storage and the right to fit out; against a co-working venue you gain a genuine street-facing commercial address; against a shared pop-up format you gain full brand control of the whole space. What you trade away is press proximity and editorial adjacency, which brands at this stage typically accept when the goal is sell-through, not coverage. Model the trade honestly with our ROI estimator before committing, since the saving only converts if your audience already drives this corridor.
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