Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1135 Boisseau Avenue Southold, NY 11971

    View on Map
    Pending
    $399,000

    LAND - Southold, NY

    Lot size:
    7.13 Acres
    Added:
    Jun 6, 2025
    Days on Market:
    300
    Last Refresh:
    Apr 1 at 3:06 am

    Property Features for 1135 Boisseau Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    1000-063-00-02-00-006-002
    Lot size
    7.13 Acres

    Taxes and HOA fees

    TaxYear
    2024
    TaxAnnualAmount
    96

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Melissa Principi
    Melissa Principi

    Listing agent Melissa Principi License #10301224063

    Listing office Douglas Elliman Real Estate 28200 Main Rd, Huntington Station, NY

    Listing date Jun 6, 2025

    MLS# 874383

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Southold Vineyard with Prime Vines

    This is a 7-acre vineyard located in Southold, NY, near the village and shops. The vineyard is fully deer fenced and irrigated by well water. Bird netting and electric connection are in place. Planted in 2006, the vineyard includes 2.2 acres of Chardonnay and 2.5 acres of Merlot. An additional 0.5 acre of Muscat Ottonel was planted in 2019. The vines are mature and have been maintained. The vineyard produces approximately 2-3 tons of grapes per acre annually. The farm has all development rights sold and is for agricultural use only.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Southold
    County
    Suffolk
    State
    New York
    Longitude
    -72.426376
    Latitude
    41.068951

    Nearby Similar for Sale

    • $1,450,000

      Turnkey Restaurant Opportunity in Southold

      Renovated restaurant in high-traffic location, ready for your concept.
      62375 Main Road, Southold, NY 11971
      View Details
    • $1,599,000
      3,500 SF

      3500 SF Commercial Opportunity

      3500 SF property on 0.5 acres in high-exposure location.
      45845 County Road 48 Rd, Southold, NY 11971
      View Details
    • $1,350,000
      2,000 SF

      Historic Farmhouse on North Fork

      Charming 1890 farmhouse on 1.75 acres in Southold, NY.
      2055 Boisseau Avenue, Southold, NY 11971
      View Details
    • $899,000
      2,606 SF

      North Fork Retail Opportunity

      Retail property in Hamlet Business District with ample parking.
      57190 Route 25, Southold, NY
      View Details
    • $1,395,000

      Purpose-Built Service Headquarters on North Fork

      Rare service headquarters designed for fleet staging and roadside visibility.
      45845 County Rd 48, Southold, NY 11971
      View Details
    • $9,500,000
      15,600 SF

      Turnkey Winery and Distillery Operation

      Comprehensive winery and distillery on 27 acres in Southold.
      5195 Old North Rd, Southold, NY 11971
      View Details
    • $1,450,000
      2,500 SF

      Turnkey Restaurant Opportunity For Sale

      Renovated restaurant in high-traffic location with dining room and bar.
      62375 Main Rd, Southold, NY 11971
      View Details

    FAQs

    What type of property is this?
    Vineyard - Turn-key vineyard in Southold, NY, ready for agricultural use.
    Where is this vineyard located?
    The property is located at 1135 Boisseau Avenue Southold, NY.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: Turn‑key, meticulously maintained vineyard.; Producing approximately 2‑3 tons per acre of grapes annually.; **Prime vines planted with Chardonnay, Merlot, and Muscat Ottonel.**
    (631) 745-0875
    We can help!
    Listing Contact
    Melissa Principi
    Melissa Principi
    Real Estate License ID: 10301224063
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!