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    Stand-Alone Commercial Building with Patio Title is generated by Realmo AI

    2647 Montauk Hwy, Brookhaven, NY 11719

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    New
    For Lease
    $15,000/Mo $37 SF/Yr (calc)

    Freestanding building on Montauk Highway with a large outdoor patio and parking for approximately 100 cars.

    Type:Commercial
    Property size:
    4,800 SF
    Lot size:
    2.40 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 3:51 am

    Property Features for 2647 Montauk Hwy

    General Information

    Standard status
    Active
    Size
    4,800 SF
    Lot size
    2.40 Acres
    Property subtype
    Commercial

    We can help!

    Listing Contact
    Dalia Krolewicz

    Listing agent Dalia Krolewicz

    Listing office

    Listing date Jun 3, 2026

    Source Elliman

    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 Dalia Krolewicz

    HighLights

    • 4,800 SF stand‑alone commercial building on Montauk Highway
    • Set on 2.4 private, secluded acres in Brookhaven
    • Outdoor patio for dining and events, plus parking for approximately 100 cars
    • Asking $15,000/month NNN and available immediately
    • Spacious layout with flexibility for restaurant, bar, lounge, catering hall, entertainment, retail, or professional use

    Overview

    This freestanding commercial building offers a spacious interior layout intended to support multiple configurations for a range of uses. The property includes a large outdoor patio suitable for dining and events, along with parking for approximately 100 cars. The building sits on 2.4 private and secluded acres, offering a self-contained setting with stand-alone presence.

    Located at 2647 Montauk Hwy in Brookhaven, NY 11719, the property is positioned on a highly visible corridor with heavy daily traffic and strong frontage. The site is described as having excellent visibility and easy access, supported by its substantial parking supply.

    The space is being offered for lease on a NNN basis and is available immediately. The owner’s stated tenant/operator use targets include restaurant, bar, lounge, catering hall, entertainment venue, retail, or professional use. With flexible layout options, on-site parking, and a dedicated patio area, the property is well suited for operators looking for a stand-alone site that can accommodate both customers and event-style programming.
    Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Big Box & Wholesale Store Auto Repair Shop Nail Salon Gym & Fitness Center Auto Parts Store Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Brookhaven
    County
    Suffolk
    State
    New York
    Longitude
    -72.9096045
    Latitude
    40.7924764

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    FAQs

    What type of property is this?
    Conventional restaurant - Freestanding building on Montauk Highway with a large outdoor patio and parking for approximately 100 cars.
    Where is this conventional restaurant located?
    The property is located at 2647 Montauk Hwy Brookhaven, NY.
    What is the lease rate?
    The lease rate is $15,000 /Mo.
    What are key features of this property?
    This property features: 4,800 SF stand‑alone commercial building on Montauk Highway; Set on 2.4 private, secluded acres in Brookhaven; Outdoor patio for dining and events, plus parking for approximately 100 cars
    (631) 307-2960
    We can help!
    Listing Contact
    Dalia Krolewicz
    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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    2647 Montauk Hwy, Brookhaven, NY 11719
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