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    15 Windmill Lane Southampton, NY 11968

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    For Lease
    $8,000/Mo $86 SF/Yr (calc)

    Commercial Lease - Southampton, NY

    Property size:
    1,110 SF
    Added:
    Jan 30, 2026
    Days on Market:
    94
    Last Refresh:
    May 4 at 7:06 am

    Property Features for 15 Windmill Lane

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    0904-006.000-0001-023.001
    Size
    1,110 SF

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Hal Zwick

    Listing agent Hal Zwick

    Listing office Compass 63 Main Street, New York, NY

    Listing date Jan 30, 2026

    MLS# 11639955 Listing URL

    Copyright © 2026 My State 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

    Southampton Retail or Office Space

    Located at the signalized intersection of Hill Street, Windmill Lane, and Jobs Lane, this 3,100 square foot retail or office space is situated in Southampton Village's emerging commercial hub, directly across from Agawam Park. Benefiting from both pedestrian visibility and ease of access, the location is surrounded by public parking and steady year-round traffic. Featuring a wide open floor plan and soaring central ceilings with clerestory windows, this space is filled with natural light and adaptable to a variety of uses. The unit is located within the Village Business zoning district, ideal for office, retail, wellness, gallery, or showroom. Neighboring tenants include food vendors, fashion retail, the movie theatre, and a premium spa. As part of a fully renovated commercial complex, this unit benefits from all-new mechanicals, fresh façade, and premium tenancy. Custom build outs are permitted. Surrounding businesses include El Verano, Shippy's, Limoncello Ristorante, Southampton Playhouse, Southampton Cultural Center, and Southampton Arts Center.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mirza Aesthetics Spa & Massage Center 2Forces Contractors Inc Construction Company

    Suggested Use

    Restaurant Law Firm Real Estate Agency 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
    Southampton
    County
    Suffolk
    State
    New York
    Longitude
    -72.393334
    Latitude
    40.883947

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    FAQs

    What type of property is this?
    Retail space - Renovated commercial complex with versatile layout and natural light.
    Where is this retail space located?
    The property is located at 15 Windmill Lane Southampton, NY.
    What is the lease rate?
    The lease rate is $8,000 /Mo.
    What are key features of this property?
    This property features: Prime location in Southampton Village's emerging commercial hub, across from Agawam Park.; Newly renovated complex with all‑new mechanicals and fresh facade.; Versatile 3,100sf space with open floor plan, soaring ceilings, and clerestory windows providing natural light.
    (631) 678-2460
    We can help!
    Listing Contact
    Hal Zwick
    Real Estate License ID: 10301221452
    Learn More
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    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
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    15 Windmill Lane, Southampton, NY 11968

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