Most listings are in the $40's per square foot per year. The Patchogue submarket is going through a a boost in rates. In the last 3 months, the median rate increased $21 per sqft per year. That's a 107% increase in rent.
In the last 90 days, 5 listings have been listed, which means new listings most likley are leasing quickly. You'll want to be prepared to make an offer immediately. There aren't many listings below 2,000 square feet posted, so finding a space for a small business might be tough.
Even though the median size is 6,200 sqft, there are still 0 spaces below 2,000 sqft. Most properties in this region are around 2 stories. Most buildings in this market were built in 2001 and are Class B.