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A frequently reimagined restaurant property near Sunrise Highway in Patchogue is back on the market, with brokers saying a nationally recognized food chain — namely Raising Cane’s or Buffalo Wild Wings — could be the right fit to finally bring long-term stability to the high-visibility location.
The roughly 6,000-square-foot building at 388 Medford Ave. (aka Route 112), just north of Sunrise Highway and across the street from Meat Farms and Planet Fitness, most recently operated as The Edge at Lulu’s. It previously housed Canz Bar and Grill, Hurricane Grill & Wings, and a couple of other short-lived restaurant and bar concepts.
Decades back, the site was home to the South Shore Steak Pub and later, South Shore Restaurant, a fine dining establishment that drew steady crowds for many years.
Steve Bezmen of Hedgestone Commercial, who is marketing the property with his broker colleagues Vincent Gebbia and Dalia Krolewicz, said the owner is now focused on attracting an established operator with name recognition and a proven business model.
“Something like a Raising Cane’s or Buffalo Wild Wings makes sense here,” Bezmen said, citing the advantages of established brands with built-in marketing and operational systems.
Regarding the property’s history of turnover, Bezmen said he believes past struggles were more about management and visibility than the location itself.
“If you’re not consistently in front of people’s faces on their phones, as they’re scrolling down, they don’t know what’s going on there,” Bezmen said, adding that consistent social media marketing is critical.
Flexible approaches
The property features a large bar area, open dining space and some 72 parking spaces. Bezman said the site may also be suitable for a drive-through, subject to town approvals, which could further expand its appeal to fast-casual or quick-service operators.
Bezmen said the site benefits significantly from its proximity to Sunrise Highway, particularly for drivers heading west from out east looking for a convenient place to eat.
While the exact price and other terms are negotiable, the property is being offered at approximately $40 per square foot — or about $20,000 — a month. The owner seeks a long-term lease, ideally 10 years, with renewal options, Bezmen said.
For many Patchogue residents, the listing revives memories of the South Shore Restaurant era, when the site was a consistent dining destination rather than a revolving door. Brokers note that history shows the property can succeed again with the right tenant in place.
Bezmen said the goal is to secure a tenant with the operational stability, marketing reach and brand recognition needed to remain at the site long term.
He added that the property has already been shown to at least one prospective restaurant tenant.
Top photo: taken by Danny Harmon
Editor’s note: A previous version of this story misidentified a former restaurant at the Patchogue property as a Greek restaurant. And while it was known as South Shore Restaurant at some point, it was long called South Shore Steak Pub.
