Most listings are in the $20's per square foot per year. The Suffolk County region is going through a an increase in rates. In the last 3 months, the median rate increased $5 per sqft per year. That's a 22% increase in rent.
In the last 90 days, 170 listings have come on the market, so you'll want to check back regularly for new listings. About 5% of the available leases in the Suffolk County are subleases, so you will probably need to sign a longer term lease with the landlord directly. There aren't many listings below 2,000 square feet on the market, so finding a space for a small business might be tough.
Even though the median size is 2,900 sqft, there are still 0 office spaces below 2,000 sqft. Most buildings in this market are around 2 floors. Most buildings in this area were built in 1985 and are Class B.