Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    188 Soundview Drive Montauk, NY 11954

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $7,300,000

    Pristine 1.7-acre waterfront land on Montauk's northern coastline.

    Type:Land
    Lot size:
    1.66 Acres
    Added:
    Nov 15, 2024
    Days on Market:
    521
    Last Refresh:
    Apr 5 at 9:26 pm

    Property Features for 188 Soundview Drive

    General Information

    Standard status
    Active
    Lot size
    1.66 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Peter J Moore Jr.
    Peter J Moore Jr.

    Listing agent Peter J Moore Jr. License #10401325974

    Listing office East Hampton

    Listing date Nov 15, 2024

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of East Hampton

    Overview

    Montauk Waterfront Land Opportunity

    This 1.7-acre parcel represents a rare opportunity to own untouched, buildable waterfront land on Montauk's northern coastline. The rolling natural landscape features native shadbush, black cherry, and oak trees, meeting Block Island Sound. The upland portion measures around one acre. A new home, pool, and accessory structure could be sited 150 feet from the bluff crest, offering sweeping water views from the property's high elevation at its southern boundary with Soundview Extension. A NOAA survey monument in the property's northwestern corner, dating back to 1911, marks the "highest ridge at Culloden Point." Approximately 300 feet to its north lies a natural bluff over which a secluded sandy beach awaits. The property embodies natural beauty, commanding views, and pristine coastlines.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Big Box & Wholesale Store Gym & Fitness Center Department Store Food Market Hotel & Motel Accounting Firm Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Montauk
    County
    Suffolk
    State
    New York
    Longitude
    -71.9529
    Latitude
    41.0715

    Nearby Similar for Sale

    • $11,500,000

      Waterfront Multi-Unit Property with Expansion Potential

      1.19-acre Montauk waterfront property with 13 units and expansion potential.
      131 E Lake Drive, Montauk, NY 11954
      View Details
    • $2,900,000

      Montauk Vacant Land with Water Views

      2.5-acre Montauk land parcel with water views.
      6 Fort Lane, Montauk, NY 11954
      View Details
    • $1,200,000

      Montauk Vacant Land Opportunity

      0.52-acre parcel near ocean, town, and Ditch Plains.
      21 Seaside Avenue, Montauk, NY 11954
      View Details
    • $2,999,999

      Waterfront Land in Montauk, NY

      Rare 1.1-acre waterfront parcel with panoramic views near Montauk's amenities.
      403 E Lake Drive, Montauk, NY 11954
      View Details
    • $4,195,000
      2,723 SF

      Montauk Mixed-Use Property Near Ocean

      Versatile Montauk property blending commercial potential and modern residential living.
      76 South Elmwood Avenue, Montauk, NY 11954
      View Details
    • $2,650,000
      2,910 SF

      Montauk Mixed-Use Investment Opportunity

      Three-story commercial building in prime downtown location, ready for occupancy.
      45 South Euclid Avenue, Montauk, NY 11954
      View Details
    • $9,900,000

      Vacant Land in Montauk, NY

      0.80 acre vacant lot for residential construction in Montauk.
      18 Homeward Lane, Montauk, NY 11954
      View Details
    • $6,900,000

      Montauk Vacant Land Near Ocean

      Rare 2-acre property near the ocean and village.
      10 & 14 Fairview Road, Montauk, NY 11954
      View Details
    • $950,000

      Prime Commercial Land in Montauk

      Commercial-zoned vacant land near beaches and town center in Montauk.
      90 South Erie Avenue, Montauk, NY 11954
      View Details
    • $26,000,000

      Montauk Commercial Building For Sale

      Commercial building available in Montauk, New York.
      84 South Emerson Avenue, Montauk, NY 11954
      View Details
    • $895,000
      745 SF

      Montauk Manor Condotel with Views

      One-bedroom duplex with water views and rental income potential.
      236 Edgemere Street, Montauk, NY 11954
      View Details
    • $3,995,000

      Lake Montauk Buildable Waterfront Land

      Buildable lakefront land with private sandy beach and sunset views.
      329 East Lake Drive, Montauk, NY 11954
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Pristine 1.7-acre waterfront land on Montauk's northern coastline.
    Where is this waterfront land located?
    The property is located at 188 Soundview Drive Montauk, NY.
    What is the asking price?
    The asking price for this property is $7,300,000.
    What are key features of this property?
    This property features: 1.7 acres of untouched, buildable waterfront land on Montauk's northern coastline.; Rare opportunity to own pristine waterfront property in Montauk.; Enjoy sweeping water views from a potential home site 150 feet from the bluff crest.
    (631) 324-9600
    We can help!
    Listing Contact
    Peter J Moore Jr.
    Peter J Moore Jr.
    Real Estate License ID: 10401325974
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!