Drive past 399 Jericho Turnpike enough times and you start keeping a mental tally. According to LongIsland.com, the address has seen Portuguese, Mexican and Vietnamese restaurant concepts at one storefront. The turnover is worth looking at alongside the site's turn lanes and sightlines, rather than treating it as a measure of Jericho's appetite for restaurants.
Three Names, One Address
Lisbon Grill was the first tenant most current residents remember at 399 Jericho Turnpike, drawing a loyal following for its Portuguese menu before closing abruptly enough that longtime patrons were still asking about it afterward. Cozumel moved in next, reimagining the same 140-seat space with a Mexican concept, and its run was shorter still. According to Long Island Press, Sup Vietnamese, a Long Island group, opened its first location in Stony Brook in 2021 and has since added Massapequa and Rockville Centre. LongIsland.com reported that it has taken the address as its fourth location and is aiming to break the pattern.
Lisbon Grill and Cozumel have both left the address, while Sup Vietnamese is the latest tenant and says it aims to break the pattern. The turnover raises questions about the earlier restaurants' experiences, but it does not by itself establish why either one closed.
What the Lease Actually Says
On paper, 399 Jericho Turnpike reads like a strong site. The space totals 3,800 square feet with two dining rooms, a private dining room, a bar lounge, and a reception area, plus 30 parking spots and additional employee parking, according to the commercial listing for the property. That's a generous footprint for a restaurant on a busy suburban corridor.
A local investigation into the address's turnover found that, despite Jericho Turnpike's heavy daily traffic, the building is not as visible from the road as its address might suggest, and the parking lot's access points can make turning in from fast-moving traffic more difficult than the 30-car count implies. These observations provide context for evaluating the site, but they do not establish how much any one factor affected the restaurants that occupied it. The space's size, layout and access are among the details a prospective tenant might weigh, and a listing sheet may not capture every on-site consideration.
Two Doors Down, Nobody's Worried About the Address
A LongIsland.com report says Frank's Steaks operated for 36 years a few doors away before closing on January 19, 2024. This was not a struggling business. Frank's Steaks was a fixture, known for its skirt steak and used for family celebrations across two generations of Jericho residents. When it closed, general manager Elliot Lovell attributed the decision to changing market dynamics and evolving business strategy, not to the site itself. The company's remaining location in Rockville Centre kept operating without interruption.
What happened to the building afterward is its own small piece of local history. The original footprint was downsized, a new storefront was added, and the remaining space became office space for Queen of Peace Cemetery, the Catholic Diocese of Rockville Centre cemetery located just down the road in Old Westbury that finished its chapel, administration building, and mausoleums in 2023. A restaurant that ran for 36 years didn't fail because of the parcel. It closed on its own terms, and the building found an entirely different second life. At 399, by contrast, successive restaurant concepts have occupied the same storefront, and Sup is now aiming to break that pattern.
What's Actually Filling Seats This Fall
Zoom out from that one address and the rest of the Jericho Turnpike dining scene looks nothing like a neighborhood that can't support restaurants. Opus Steakhouse, the Anthony Scotto Restaurants property built inside a reimagined North Shore mansion, has become a destination for private events and prime dry-aged steaks. Fanatico Italian Bistro & Bar has built a following on old-world Italian recipes and can host parties of up to 55 people. Market Bistro, The Foundry, Two Thirty Six, Hilltop Kitchen & Bar, and Carriage House round out a strip that's added new energy over the past couple of years, while Rustic Root has become enough of a fixture that regulars book it for New Year's Eve dinner year after year.
That's a corridor with real depth across price points and cuisines, not a hamlet where nothing sticks. The history at 399 stands out against this broader mix, but the available information does not establish a single explanation for the turnover. Knowing what has occupied a particular address can add useful context when you see a "for lease" sign elsewhere on the strip.
The Bet Sup Vietnamese Is Making
Sup already has three other locations and a simple, affordable menu, with all but one item priced at $20 or less (the roasted short rib platter, at $53, is the outlier). In a Long Island Press report, the group's brand manager, Steven Tsang, said the decision to open in Jericho and Farmingdale simultaneously was made back in 2024, driven by a sense that it was time to "burst the door open for Vietnamese cuisine" on Long Island. Sup brings an established operating history to its Jericho location; how it performs there remains to be seen.
The visibility and access details described in local reporting are part of the site's context, but the reports do not establish how those features affected earlier tenants. Sup's experience with its other locations offers one point of context as the group opens in Jericho, alongside the site details a prospective tenant might consider.
Why This Is Worth Knowing If You Live Here
The next time a restaurant closes on Jericho Turnpike, the useful question isn't whether Jericho still supports good food. It clearly does, from Opus to Fanatico to a strip full of concepts that are thriving. The useful question is what the available record can tell you about a particular address and its history. One parcel here has seen three different concepts in a row, with the latest aiming to break the pattern. Everywhere else on the same road, businesses are settling in for the long haul, or closing on their own terms and finding a second use, the way Frank's Steaks did. Knowing the difference is the kind of local detail you only pick up by paying attention to the corridor over years, not by reading a single listing.
That's the same kind of attention we bring to the neighborhoods we work in every day. If you're curious about what else is changing in Jericho and the surrounding North Shore communities, or you'd like to talk about anything real estate related in the area, Fran Mazer and the team are always glad to talk shop. Let's Connect.
