Freestanding Storefront With Display
For Sale
$3,750,000
53 N Sea Road, Southampton, NY 11968
Commercial Sale, Southampton, NY
Property Size5,847 SF
Lot Size0.17 Acres
Price / SF$641.35
Days on Market351
Property Features for 53 N Sea Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
High school district
000000
Standard status
Active
APN
0904-005.000-0001-017.000
Size
5,847 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
9651
Utilities
Heating system
Forced Air, Natural Gas, Baseboard
Water source
Public
Amenities
display patio
landscaped frontage
private parking lot
Building Details
Flooring type
Hardwood
Building materials
Brick
Listing Agency:
Compass
(212) 913-9058
Listed By:
Hal Zwick · License #40ZW1016031
(212) 913-9058
Added: Sep 8, 2025
Changed: Aug 22
Last Checked: Aug 24 at 5:06AM
MLS# 11571451
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.
Investment Insights
Based on property information with market context.
This freestanding retail property occupies a 5,847-square-foot brick building arranged across a ground floor, second floor, and mezzanine. The ground level combines an open retail area with a raised display platform, office and storage space, kitchen, and two powder rooms. Hardwood flooring, extensive windows, forced-air and baseboard heating, and a natural gas system are among the building features. A display patio, landscaped frontage, dedicated parking, and access to adjacent street parking support the property’s retail presentation.
The 0.17-acre corner parcel is positioned at the northern gateway to Southampton Village’s commercial area, between County Road 39 and the Village Center. North Sea Road recorded an average daily vehicle count of 12,000 cars in a 2023 MPSI study. Tate’s Bake Shop is directly adjacent, while Red Horse Market and the nearby Post Office contribute to the surrounding commercial corridor.
The property is located in the Office District (OD) with a Historic District Overlay. Public water serves the site, and the three-level configuration provides a combination of customer-facing display space and back-of-house storage.
The 0.17-acre corner parcel is positioned at the northern gateway to Southampton Village’s commercial area, between County Road 39 and the Village Center. North Sea Road recorded an average daily vehicle count of 12,000 cars in a 2023 MPSI study. Tate’s Bake Shop is directly adjacent, while Red Horse Market and the nearby Post Office contribute to the surrounding commercial corridor.
The property is located in the Office District (OD) with a Historic District Overlay. Public water serves the site, and the three-level configuration provides a combination of customer-facing display space and back-of-house storage.
Key Highlights
- 5,847‑square‑foot retail building on a 0.17‑acre corner parcel
- Ground floor, second floor, and mezzanine with retail, display, office, storage, and kitchen areas
- Display patio, landscaped frontage, dedicated private parking, and adjacent street parking
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$114,315
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.05%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,286,300
$2.3M
Cap Rate 7%
$1,633,071
$1.6M
Cap Rate 9%
$1,270,167
$1.3M
Market Conditions
NOI Build-Up for 5,847 SF
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.
Gross rent
$175.4K $30.00/SF
− Vacancy
−$12.1K −$2.07/SF
EGI
$163.3K $27.93/SF
− OpEx
−$49.0K −$8.38/SF
NOI
$114.3K $19.55/SF
Area
Suffolk County, NY
Vacancy
6.90%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,286,300
Cap Rate 7%
$1,633,071
Cap Rate 9%
$1,270,167
Alternative Uses
Best Use
Retail
$1.63M
$1.43M – $1.91M
NOI $114,315 @ 7.0% cap · market cap 3.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,689 @ 7.0% cap · market cap 3.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
1,538
Businesses Nearby
103k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Dining 29%
Groceries 22%
Apparel 1%
McDonald's
Dining
25,755 visits/mo
0.4 miles
Stop & Shop
Groceries
22,509 visits/mo
0.2 miles
7-Eleven
Shops & Services
17,690 visits/mo
0.4 miles
Cumberland Farms
Shops & Services
10,620 visits/mo
0.5 miles
Capital One Bank
Shops & Services
4,862 visits/mo
0.4 miles
Demographics for 11968, NY
14,467
Population
10,444
Households
1.4
Avg Household Size
46
Median Age
61%
College-Educated
98%
High-School Grad
26.9 sq mi
ZIP Area
538
Density / Sq Mi
$146,138
Median Household Income
$64,959
Median Earnings
$2,068
Median Rent
$1,171,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Sushi Flotist & Flower Delivery — 41 Herrick Rd, Southampton, NY 11968, United States
Frequently Asked Questions
What type of property is this?
Storefront property - OD-zoned retail property with historic district overlay, multiple display areas, private parking, and prominent corner positioning.
Where is this storefront property located?
The property is located at 53 N Sea Road Southampton, NY.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: 5,847‑square‑foot retail building on a 0.17‑acre corner parcel; Ground floor, second floor, and mezzanine with retail, display, office, storage, and kitchen areas; Display patio, landscaped frontage, dedicated private parking, and adjacent street parking
