Duplex Property with Multiple
For Sale
$1,500,000
Pending
153 Ponquogue Avenue, Hampton Bays, NY 11946
MULTI_FAMILY - Hampton Bays, NY
Property Size2,919 SF
Lot Size0.76 Acres
Days on Market381
Property Features for 153 Ponquogue Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
5
Full bathrooms
3
Half bathrooms
2
Rooms
Bathroom 3, Bathroom 1, Bathroom 4, Bedroom 2, Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 4, Bathroom 5
Patio and Porch features
Patio
Fireplace
1
View
Park
High school district
Hampton Bays
Standard status
Pending
APN
0900-297.000-0001-019.000
Size
2,919 SF
Lot size
0.76 Acres
Taxes and HOA fees
Tax Annual Amount
10998
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas
Water source
Public
Amenities
gardens
wisteria archway
wraparound covered porch
wood stove
bay windows
office
library
laundry room
spa tub
stand-up shower
walk-in pantry
custom-built ins
woodshop
loft
air conditioning
Building Details
Year built
1920
Floors in Building
2
Flooring type
Hardwood
Additional Structures
Cabana
Listing Agency:
Saunders & Associates
(631) 537-5454
Listed By:
Sarah Doud
(631) 537-5454
Added: Aug 4, 2025
Changed: Aug 10
Last Checked: Aug 19 at 4:06PM
MLS# 11548570
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex-style property includes multiple buildings with two separate homes on the same lot. The main home features a wraparound covered front porch reached through a gated entry with a wisteria archway, along with hardwood flooring and a wood stove fireplace. The layout includes multiple bedrooms and bathrooms, a kitchen with an adjacent walk-in pantry, and additional flexible space including a fourth flex-bonus room with three walls of windows. A laundry room is also included, and the home is described as having southern-facing bay windows and porches.
The second home is a two-bedroom, one-bath residence located to the rear of the property, adjacent to an oversized two-car garage with a staircase to a loft. A working woodshop is centered on the property and can support a variety of uses. Utilities include natural gas from the street and air conditioning in both homes, plus two newer septic systems. The property is on public water and is described as within walking distance to town amenities.
The second home is a two-bedroom, one-bath residence located to the rear of the property, adjacent to an oversized two-car garage with a staircase to a loft. A working woodshop is centered on the property and can support a variety of uses. Utilities include natural gas from the street and air conditioning in both homes, plus two newer septic systems. The property is on public water and is described as within walking distance to town amenities.
Key Highlights
- Two homes on one lot in a duplex‑style setup
- 0.76‑acre lot and 2,919 SF property
- Main home built in 1920 with hardwood floors and wood stove fireplace
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
$56,367
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
3.76%
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%
$1,127,340
$1.1M
Cap Rate 7%
$805,243
$805.2K
Cap Rate 9%
$626,300
$626.3K
Market Conditions
NOI Build-Up for 2,919 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
$85.8K $29.40/SF
− Vacancy
−$5.3K −$1.81/SF
EGI
$80.5K $27.59/SF
− OpEx
−$24.2K −$8.28/SF
NOI
$56.4K $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%
$1,127,340
Cap Rate 7%
$805,243
Cap Rate 9%
$626,300
Alternative Uses
Best Use
Multifamily LT 5
$805.2K
$704.6K – $939.5K
NOI $56,367 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$741.1K
$648.5K – $864.6K
NOI $51,878 @ 7.0% cap · market cap 3.46%
Theoretical Best
Office A
$889.3K
$778.1K – $1.04M
NOI $62,248 @ 7.0% cap · market cap 4.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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?
Duplex - Duplex-style property with two homes, a wraparound covered porch, and in-house comfort with natural gas heat and A/C.
Where is this duplex located?
The property is located at 153 Ponquogue Avenue Hampton Bays, NY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Two homes on one lot in a duplex‑style setup; 0.76‑acre lot and 2,919 SF property; Main home built in 1920 with hardwood floors and wood stove fireplace
