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    Versatile Warehouse Facility in Wainscott Title is generated by Realmo AI

    342 Montauk Highway, Wainscott, NY 11937

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    Claim this Listing
    For Sale
    $8,995,000

    Commercial Building - Wainscott, NY

    Property size:
    27,214 SF
    Lot size:
    0.62 Acres
    Price / SF:
    $330/SF
    Added:
    Sep 22, 2024
    Days on Market:
    602
    Last Refresh:
    May 16 at 12:06 pm

    Property Features for 342 Montauk Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    0300-197.000-0002-016.000
    Size
    27,214 SF
    Lot size
    0.62 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jeffrey Sztorc

    Listing agent Jeffrey Sztorc

    Listing office Compass 63 Main Street, New York, NY

    Listing date Sep 22, 2024

    MLS# 11346033 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.

    HighLights

    • Rare opportunity: Large (27,000sf) versatile warehouse in the Hamptons.
    • Located on Montauk Highway in Wainscott, offering high visibility and easy access.
    • Flexible layout with interconnected buildings and covered loading docks.
    • High ceilings (19' to 29') accommodate diverse uses.
    • Main office building includes three private offices, a kitchen, and a conference room.
    • Zoned Commercial/Industrial (CI), allowing for diverse business operations.

    Overview

    Located on Montauk Highway in Wainscott, this commercial property offers over 27,000 square feet of space across four interconnected buildings and covered exteriors on 0.62 acres. The buildings feature ceiling heights ranging from 19 to 29 feet, suitable for a range of uses under the Commercial/Industrial zoning. The site includes a main office building of 2,590 square feet with three private offices, a kitchen, a conference room, and workstations, connecting directly to the large warehouse buildings via a 3,723 square feet covered loading dock. Building 2 offers 4,992 square feet with a loading dock, roll door, and 19-foot ceilings. Building 3 provides 7,200 square feet with 21-foot ceilings, a loading dock, and a roll door. Building 4 features 7,282 square feet with 29-foot ceilings, a roll door, and main loading dock access. There is also an enclosed space of 1,427 square feet with 16-foot ceilings between Buildings 2 and 3. The property's highway-facing location allows for substantial private parking and ease of access. This layout offers flexibility for subdividing the property into leasable spaces or for an owner-operator to utilize the complex.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $5.20M
    NOI $467,956 @ 9.00% cap · cautious / downside scenario
    Moderate
    $6.69M
    NOI $467,956 @ 7.00% cap · market / base-case scenario
    Aggressive
    $9.36M
    NOI $467,956 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Office B

    Component $ $/SF
    Gross rent $760.9k $27.96
    − Vacancy −$137.0k −$5.03
    EGI $623.9k $22.93
    − OpEx −$156.0k −$5.73
    NOI $468.0k $17.20
    27,214 SF · lease $27.96/SF/yr · vacancy 18.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $6.69M
    $5.85M – $7.80M (±1% cap)
    NOI $467,956 @ 7.0% cap · market cap 5.20%
    Second Best
    Warehouse
    $5.96M
    $5.21M – $6.95M (±1% cap)
    NOI $417,040 @ 7.0% cap · market cap 4.64%
    Theoretical Best
    Office A
    $8.29M
    $7.25M – $9.67M (±1% cap)
    NOI $580,345 @ 7.0% cap · market cap 6.45%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Home Sweet Home ... Moving Company

    Suggested Use

    Real Estate Agency Restaurant Auto Repair Shop Hair Salon Law Firm Pharmacy Gym & Fitness Center Big Box & Wholesale Store Accounting Firm HVAC Service

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

    Similar Places Nearby

    • Home Sweet Home Moving & Storage — 342 montauk hwy, wainscott, ny 11975
    • Twin Forks Moving & Storage — 77 Industrial Rd, Wainscott, NY 11975

    Location Insight

    • Map
    • Local Demand
    City
    Wainscott
    County
    Suffolk
    State
    New York
    Longitude
    -72.244251
    Latitude
    40.949154

    FAQs

    What type of property is this?
    Warehouse - 27,000+ SF commercial/industrial property on 0.62 acres.
    Where is this warehouse located?
    The property is located at 342 Montauk Highway Wainscott, NY.
    What is the asking price?
    The asking price for this property is $8,995,000.
    What are key features of this property?
    This property features: Rare opportunity: Large (27,000sf) versatile warehouse in the Hamptons.; Located on Montauk Highway in Wainscott, offering high visibility and easy access.; Flexible layout with interconnected buildings and covered loading docks.
    (631) 903-5022
    We can help!
    Listing Contact
    Jeffrey Sztorc
    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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