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    Waterfront Lot with Sunset Views Title is generated by Realmo AI

    4760 Blue Horizon Bluffs, Peconic, NY 11958

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    Claim this Listing
    For Sale
    $2,250,000

    Land, Other - Peconic, NY

    Lot size:
    1.14 Acres
    Added:
    Apr 14, 2026
    Days on Market:
    39
    Last Refresh:
    May 22 at 7:06 pm

    Property Features for 4760 Blue Horizon Bluffs

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1000-074-00-01-00-035-055
    Lot size
    1.14 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Susan M. Orioli
    Susan M. Orioli

    Listing agent Susan M. Orioli

    Listing office Engel & Völkers North Fork 27980 Main Road, Route 25, Cutchogue, NY

    Listing date Apr 14, 2026

    MLS# 914178 Listing URL

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

    HighLights

    • Waterfront lot with unobstructed views and sunsets over the Long Island Sound.
    • Building and Board of Health permits are already issued.
    • Acre‑and‑a‑half property on a 40‑foot bluff.
    • Plans in place for custom home construction.
    • Private location accessible via a mile‑long private road.
    • Proximity to vineyards, farm stands, dining, beaches, and marinas.

    Overview

    This waterfront lot presents an opportunity to build a custom home with unobstructed views and sunsets over the Long Island Sound. Located in a sought-after area on the North Fork, the property offers both privacy and convenience, with proximity to vineyards, farm stands, dining options, beaches, and marinas. The property provides direct access to beaches and is near Goldsmith Inlet, suitable for kayaking and paddleboarding. This acre-and-a-half property is situated on a 40-foot-high bluff above the Long Island Sound, offering views of the Connecticut shoreline and northwest sunsets. Located off North Road (County Road 48) in Peconic, access is via a mile-long private road. It is the final piece of a six-lot subdivision, providing a sense of privacy in a wooded setting. Board of Health and Building Permits are included.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Building Supply Big Box & Wholesale Store Department Store Bar & Pub Garden Center Grocery & Convenience Store Wine and Liquor Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Peconic
    County
    Suffolk
    State
    New York
    Longitude
    -72.480511
    Latitude
    41.050372

    Nearby Similar for Sale

    • $4,900,000

      Award-Winning Winery and Vineyard Estate

      Turnkey winery and vineyard in North Fork wine country.
      44075 Route 25, Peconic, NY 11971
      View Details
    • $4,900,000

      Award-Winning Winery and Vineyard Estate

      Turnkey winery and vineyard in North Fork wine country.
      44075 Route 25, Peconic, NY 11971
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Waterfront lot in Peconic with unobstructed views and building permits.
    Where is this waterfront land located?
    The property is located at 4760 Blue Horizon Bluffs Peconic, NY.
    What is the asking price?
    The asking price for this property is $2,250,000.
    What are key features of this property?
    This property features: Waterfront lot with unobstructed views and sunsets over the Long Island Sound.; Building and Board of Health permits are already issued.; Acre‑and‑a‑half property on a 40‑foot bluff.
    (631) 298-7953
    We can help!
    Listing Contact
    Susan M. Orioli
    Susan M. Orioli
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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.

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