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    34-41 Montauk Highway East Moriches, NY 11940

    View on Map
    For Sale
    $1,299,000

    COMMERCIAL - East Moriches, NY

    Lot size:
    1.45 Acres
    Added:
    Feb 21, 2024
    Days on Market:
    770
    Last Refresh:
    Apr 1 at 11:06 am

    Property Features for 34-41 Montauk Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Comm
    Standard status
    Active
    Lot size
    1.45 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    9000

    Utilities

    Sewer type
    Septic Tank

    We can help!

    Listing Contact
    Lawrence Citarelli

    Listing agent Lawrence Citarelli

    Listing office First Hampton Int'l Realty LLC 50 Main St, Westhampton Beach, NY

    Listing date Feb 21, 2024

    MLS# L3532932

    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

    East Moriches Commercial Land Parcel

    This 1.45-acre commercial land parcel in East Moriches, NY, has permits pending for a proposed 12,000 sq ft modern wellness, fitness, spa, nutrition, sports, medical, professional, retail, and office space. It is located in a corridor with frontage and area demographics. The proposed Building A is planned as a 1.5-story structure with office space and a green roof featuring a sunken garden and lounge area. Building B is designed as a one-story building. Both buildings are planned to include oversized lower levels with high ceilings. A build-to-suit package is available offered by the owner/developer/builder. Leasing options are available. The photos shown are artist renderings of proposed buildings, a rooftop lounge area, and lower-level fitness and pickleball courts. The price listed is for land only.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    East Moriches
    County
    Suffolk
    State
    New York
    Longitude
    -72.745407
    Latitude
    40.82487

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      3.28 Acre Development Opportunity

      3.28-acre development site in East Moriches, New York.
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    • $1,299,000

      Land Parcel with Permits Pending

      1.5-acre land parcel with permits pending for commercial development.
      30 Montauk Hwy, East Moriches, NY 11940
      View Details

    FAQs

    What type of property is this?
    Commercial land - 1.45 acre commercial land with permits pending for wellness space.
    Where is this commercial land located?
    The property is located at 34-41 Montauk Highway East Moriches, NY.
    What is the asking price?
    The asking price for this property is $1,299,000.
    What are key features of this property?
    This property features: Permits pending for a large 12,000 sq ft modern building suitable for various uses.; Located on a prime 1.5‑acre parcel with superb frontage and favorable area demographics.; Build‑to‑suit package offered by the owner/developer/builder.
    (631) 872-0280
    We can help!
    Listing Contact
    Lawrence Citarelli
    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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