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    Sands Point Land Opportunity Title is generated by Realmo AI

    169 Middle Neck Road, Sands Point, NY 11050

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    For Sale
    $2,799,999

    LAND - Sands Point, NY

    Property size:
    4,600 SF
    Lot size:
    2.00 Acres
    Price / SF:
    $608/SF
    Added:
    Oct 13, 2025
    Days on Market:
    221
    Last Refresh:
    May 21 at 2:06 pm

    Property Features for 169 Middle Neck Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    2251-04-096-00-0040-0
    Size
    4,600 SF
    Lot size
    2.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    40918

    Utilities

    Sewer type
    Cesspool

    We can help!

    Listing Contact
    Katherine Koniecko

    Listing agent Katherine Koniecko

    Listing office Signature Premier Properties 33 Jackson Ave, Huntington, NY

    Listing date Oct 13, 2025

    MLS# 921609 Listing URL

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prestigious Sands Point location on 2 flat, private acres.
    • Opportunity to renovate, expand, or build a custom luxury estate.
    • Existing 4,600+ sq ft structure (gutted to framing) with 3‑car garage provides a head start on construction.
    • Unapproved plans for an 8,000 sq ft French Chateau with pool and pool house included.
    • Potential for pool, tennis court, and/or pool house on the expansive property.
    • Close proximity to Long Island Sound and Sands Point Golf Club.

    Overview

    Located in Sands Point, NY, the property at 169 Middle Neck Road presents an opportunity for developers, builders, and homeowners. This property, set on 2 flat, private acres, is suited for renovation, expansion, or new construction of a luxury estate. The existing structure is a 4,600+ square foot expanded brick ranch that has been gutted to the framing. It includes a 3 car garage. The property comes with unapproved plans for an 8,000 square foot French Chateau with a pool and pool house. The acreage allows for the addition of a pool, tennis court, and/or a pool house. Distant views of the Manhattan skyline are possible from the property. Situated moments from the Long Island Sound and the Sands Point Golf Club, the location offers both prestige and tranquility. This property is located in Nassau County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Building Supply Nail Salon Pharmacy Department Store Kitchen & Bath Showroom Accounting Firm Bar & Pub Daycare Center (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Sands Point
    County
    Nassau
    State
    New York
    Longitude
    -73.71498
    Latitude
    40.857848

    FAQs

    What type of property is this?
    Residential land & home lot - Two acre property to build your dream luxury estate.
    Where is this residential land & home lot located?
    The property is located at 169 Middle Neck Road Sands Point, NY.
    What is the asking price?
    The asking price for this property is $2,799,999.
    What are key features of this property?
    This property features: Prestigious Sands Point location on 2 flat, private acres.; Opportunity to renovate, expand, or build a custom luxury estate.; Existing 4,600+ sq ft structure (gutted to framing) with 3‑car garage provides a head start on construction.
    (516) 232-5888
    We can help!
    Listing Contact
    Katherine Koniecko
    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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