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    64 Eastport Dr Sound Beach, NY 11789

    View on Map
    Sponsored
    Pending
    $699,000

    MULTI_FAMILY - Ranch - Sound Beach, NY

    Type:Single Family Residence
    Lot size:
    0.18 Acres
    Days on Market:
    51
    Last Refresh:
    Mar 28 at 3:06 am

    Property Features for 64 Eastport Dr

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Standard status
    Pending
    Window features
    Aluminum Frames
    Rooms
    Bedroom 4, Bedroom 8, Bathroom 1, Bathroom 3, Bedroom 7, Bedroom 9, Bathroom 4, Bedroom 3, Bedroom 6, Bedroom 1, Bedroom 2, Bathroom 2, Bedroom 5
    Bedrooms
    9
    Bathrooms
    4
    APN
    0200-013-00-07-00-027-000
    Parking
    4
    Parking features
    Driveway, Open
    Patio and Porch features
    Deck
    Interior features
    First Floor Bedroom, First Floor Full Bath, Galley Type Kitchen, Walk Through Kitchen, Washer/Dryer Hookup
    Exterior features
    Garden
    Lot size
    0.18 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Oil
    Cooling system
    Window Unit(s), Wall/Window Unit(s)
    Water source
    Public
    Water front features
    Beach Access

    Building Details

    Year built
    1968
    Number of units
    2
    Flooring type
    Laminate, Hardwood
    Building materials
    Shingle Siding, Vinyl Siding
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Philip C Laffey

    Laffey Real Estate

    Listing agent Philip C. Laffey

    Listing date Feb 5, 2026

    MLS# 946309

    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.

    Learn more

    Property Insight Report

    Overview

    Sound Beach Legal Two-Family Home

    Located in the waterfront community of Sound Beach, this legal two-family home offers coastal living and versatility. The property is suitable for investors or extended family living. It features two units: one with 4 bedrooms and two bathrooms, and another with 5 bedrooms and two bathrooms. Both kitchens and several bathrooms have been updated. Interior features include wood floors and stainless steel appliances. A rear epay wood deck extends the living space outdoors. The property includes private parking with two separate garages and three driveways. Each unit has a separate backyard and front yard. Additional features include gas cooking, oil heat, and washer/dryer hookups in each unit, as well as a wood-burning stove. The property is located within the Rocky Point School District. Winter water views and access to the Sound Beach Property Owners Association are available. The Sound Beach Property Owners Association membership offers access to a beachfront community and amenities, including a clubhouse with views of Long Island Sound, social events, community meetings, and private gathering rentals. Members also benefit from storage for kayaks, paddleboards, canoes, rowboats, and small sailboats, as well as private staircases providing access to West Beach and East Beach. The lot size is 0.18 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Sound Beach
    County
    Suffolk
    State
    New York
    Longitude
    -72.964298
    Latitude
    40.965289

    Nearby Similar for Sale

    • Contact for pricing
      Pending

      Commercial Investment Opportunity

      Two-story building with garage in Sound Beach, NY.
      39 Northport Rd, Sound Beach, NY 11789
      View Details

    FAQs

    What type of property is this?
    Duplex - Legal two-family home near the water, ideal for investors.
    Where is this duplex located?
    The property is located at 64 Eastport Dr Sound Beach, NY.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: - Rare LEGAL TWO FAMILY home offering income-producing potential or multi-generational living.; - Waterfront community with access to Sound Beach Property Owners Association, including private beaches, clubhouse with water views, and watercraft storage.; - Two spacious units: one with 4 bedrooms/2 baths, the other with 5 bedrooms/2 baths.
    (516) 626-1500
    Request Owner's contact information
    64 Eastport Dr Sound Beach, NY 11789
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    Sound Beach, NY 11789
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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
    64 Eastport Dr Sound Beach, NY 11789
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    Philip C Laffey
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