Hampton Bays Multifamily Investment
For Sale
$1,550,000
134 Ponquogue Ave, Hampton Bays, NY 11946
Legal three-unit property with development potential in Hampton Bays.
Property Size2,782 SF
Lot Size0.73 Acres
Price / SF$557.15
Days on Market177
Property Features for 134 Ponquogue Ave
General Information
Standard status
Active
Size
2,782 SF
Lot size
0.73 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,702
Building Details
Building Size
2,782 SF
Year Built
1994
Units
3
Listing Agency:
Douglas Elliman Commercial Division
Listed By:
Michael Murphy · License #10491211076
(631) 858-2460
Source:
Elliman
Added: Mar 11
Changed: Sep 3
Last Checked: Aug 25 at 9:23AM
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 Douglas Elliman Commercial Division
Investment Insights
Based on property information with market context.
This legal three-unit multi-family property is located in Hampton Bays. The two-story residence spans 2,782 square feet on a 0.73-acre lot. It features 5 bedrooms and 3 full bathrooms, configured to support rental income with low operating expenses. Each unit is tenant-occupied, providing immediate cash flow. Tenants pay all utilities. The property is located minutes from beaches, shopping, dining, and transportation. The site presents an opportunity for expansion, with the potential to develop additional structures and increase the total number of units. The positioning of the existing residence on the lot allows for this potential development, enhancing the long-term value of the investment.
Key Highlights
- Legal three‑unit multi‑family property in the core of Hampton Bays.
- Immediate cash flow from tenant‑occupied units with tenants paying all utilities.
- Development potential to add additional units on the 0.73‑acre lot.
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
$53,721
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
3.47%
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%
$1,074,420
$1.1M
Cap Rate 7%
$767,443
$767.4K
Cap Rate 9%
$596,900
$596.9K
Market Conditions
NOI Build-Up for 2,782 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
$81.8K $29.40/SF
− Vacancy
−$5.0K −$1.81/SF
EGI
$76.7K $27.59/SF
− OpEx
−$23.0K −$8.28/SF
NOI
$53.7K $19.31/SF
Area
Suffolk County, NY
Vacancy
6.17%
Lease Rate
$29.40 /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%
$1,074,420
Cap Rate 7%
$767,443
Cap Rate 9%
$596,900
Alternative Uses
Best Use
Multifamily LT 5
$767.4K
$671.5K – $895.4K
NOI $53,721 @ 7.0% cap · market cap 3.47%
Second Best
Apartment 5plus
$706.3K
$618.0K – $824.1K
NOI $49,443 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$847.5K
$741.6K – $988.8K
NOI $59,327 @ 7.0% cap · market cap 3.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Explore this area
Business Placement
Demographics for 11946, NY
15,535
Population
9,098
Households
1.7
Avg Household Size
42
Median Age
43%
College-Educated
87%
High-School Grad
13.5 sq mi
ZIP Area
1,151
Density / Sq Mi
$128,844
Median Household Income
$53,259
Median Earnings
$2,288
Median Rent
$691,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Legal three-unit property with development potential in Hampton Bays.
Where is this triplex located?
The property is located at 134 Ponquogue Ave Hampton Bays, NY.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: Legal three‑unit multi‑family property in the core of Hampton Bays.; Immediate cash flow from tenant‑occupied units with tenants paying all utilities.; Development potential to add additional units on the 0.73‑acre lot.
