Second-Floor Office
For Sale
Contact for pricing
Pending
149 Hampton Rd, Southampton, NY 11968
Second-floor office suites with multiple private offices and a shared entry, served by a rear private parking area.
Property Size3,875 SF
Days on Market430
Property Features for 149 Hampton Rd
General Information
Standard status
Pending
Size
3,875 SF
Property subtype
Office
Zoning
HRO
Additional Details
Road Access
Yes
Office Units
5
Building Details
Stories
2
Units
10
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Sean Deery · License #NY 10401366519
(631) 480-5225
Source:
Crexi
Added: Jul 5, 2025
Changed: Aug 8
Last Checked: Jul 24 at 4:12PM
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 Compass
Investment Insights
Based on property information with market context.
This professional office building offers second-floor office suites arranged for multiple private workspaces, along with a storage room. Suites are accessible via a shared front vestibule and stairwell, and the space benefits from natural light.
The property is located on Hampton Road across from Southampton Town Hall, in the heart of the Village's business district. It is near Main Street & Montauk Highway and includes rare private parking in the rear for tenant and client convenience.
Multiple offices are available, including Office 202, Office 203, Office 205, and a combined configuration for Office 202 & 203, with suite access through the same shared building entry points.
The property is located on Hampton Road across from Southampton Town Hall, in the heart of the Village's business district. It is near Main Street & Montauk Highway and includes rare private parking in the rear for tenant and client convenience.
Multiple offices are available, including Office 202, Office 203, Office 205, and a combined configuration for Office 202 & 203, with suite access through the same shared building entry points.
Key Highlights
- Second‑floor professional office suites in the Village business district on Hampton Road, across from Southampton Town Hall.
- Shared front vestibule and stairwell access to suites with five offices plus a storage room available.
- Rear private parking on site for added tenant and client convenience.
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
$66,632
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
2.96%
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%
$1,332,640
$1.3M
Cap Rate 7%
$951,886
$951.9K
Cap Rate 9%
$740,356
$740.4K
Market Conditions
NOI Build-Up for 3,875 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
$108.3K $27.96/SF
− Vacancy
−$19.5K −$5.03/SF
EGI
$88.8K $22.93/SF
− OpEx
−$22.2K −$5.73/SF
NOI
$66.6K $17.20/SF
Area
Suffolk County, NY
Vacancy
18.00%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
25.00%
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%
$1,332,640
Cap Rate 7%
$951,886
Cap Rate 9%
$740,356
Alternative Uses
Best Use
Office B
$951.9K
$832.9K – $1.11M
NOI $66,632 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.18M
$1.03M – $1.38M
NOI $82,635 @ 7.0% cap · market cap 3.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,727
Businesses Nearby
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Second-floor office suites with multiple private offices and a shared entry, served by a rear private parking area.
Where is this office units located?
The property is located at 149 Hampton Rd Southampton, NY.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Second‑floor professional office suites in the Village business district on Hampton Road, across from Southampton Town Hall.; Shared front vestibule and stairwell access to suites with five offices plus a storage room available.; Rear private parking on site for added tenant and client convenience.
