Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    32 Lighthouse Rd Hampton Bays, NY 11946

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    Unique waterfront hospitality property in Hampton Bays with restaurant and inn.

    Type:Hospitality
    Property size:
    4,000 SF
    Lot size:
    0.89 Acres
    Price / SF:
    $1,562/SF
    Added:
    Nov 4, 2023
    Days on Market:
    905
    Last Refresh:
    Mar 17 at 1:25 pm

    Property Features for 32 Lighthouse Rd

    General Information

    Standard status
    Active
    Size
    4,000 SF
    Lot size
    0.89 Acres
    Property subtype
    Hospitality

    Building Details

    Year Built
    2000

    We can help!

    Listing Contact
    Sean Deery
    Sean Deery

    Listing agent Sean Deery License #NY 10401366519

    Listing office Compass

    Listing date Nov 4, 2023

    Source Crexi

    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

    Overview

    Bayfront Restaurant & Boutique Inn

    Located directly on Shinnecock Bay, the 0.89-acre property at 32 Lighthouse Road in Hampton Bays offers unobstructed waterfront views, a private 125ft dock, and an expansive 140ft bulkhead. The property includes a 100+ seat restaurant, currently leased by Amalfi Coastal Kitchen, featuring indoor and outdoor dining with a wraparound deck. There are 13 guest units, including nine bungalows and four rooms in the main building, all with bay views. A staff house provides flexibility for operational management, and a great lawn can host events. A paddle board rental office and boat rental permits maximize potential revenue streams. The property is suited for an emerging and younger clientele seeking a vibrant dining experience, given the recent wave of new hospitality entities in Hampton Bays. The property is ideal for hospitality operators. The 2023 Town Tax Bill was $38,583.74.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Amalfi Coastal Kitchen ... Restaurant Hamptons Catered Affairs Take-out & Catering Long Island Lobster ... Take-out & Catering The Inn Spot Hotel & Motel Crash Cantina Restaurant

    Suggested Use

    Restaurant Dental Office Hotel & Motel Food Market Bar & Pub Electronics & Wireless Store Daycare Center Bed & Breakfast Travel Agency Catering Service

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

    Similar Places Nearby

    • Penny Cove Cottages — 18 Shinnecock Rd, Hampton Bays, NY 11946

    Location Insight

    • Map
    • Local Demand
    City
    Hampton Bays
    County
    Suffolk
    State
    New York
    Longitude
    -72.50505
    Latitude
    40.850098

    Nearby Similar for Sale

    • $17,900,000

      Waterfront Restaurant and Marina Opportunity

      Iconic Hampton Bays waterfront restaurant and marina for sale.
      369 Dune Road, Hampton Bays, NY 11946
      View Details
    • $2,000,000
      4,246 SF

      Hampton Bays Bed & Breakfast

      Renovated 1930s bed & breakfast or private waterside home.
      296 East Montauk Highway, Hampton Bays, NY 11946
      View Details
    • $2,395,000
      2,804 SF

      Renovated Farmhouse Near Hampton Bays

      Meticulously renovated farmhouse near the ocean, shops, and dining.
      11 Shinnecock Road, Hampton Bays, NY 11946
      View Details
    • $1,550,000

      Hampton Bays Multi-Family Investment

      Legal three-unit property with development potential in Hampton Bays.
      134 Ponquogue Avenue, Hampton Bays, NY 11946
      View Details
    • $6,495,000
      8,160 SF

      Restaurant/Bar with Ocean & Bay Views

      Extensive restaurant and bar with unmatched ocean and bay views.
      363 Beach Road, Hampton Bays, NY 11946
      View Details
    • $1,500,000
      2,919 SF

      Income-Producing Multi-Family Property

      Rare income-producing property with two residences and multiple buildings.
      153 Ponquogue Avenue, Hampton Bays, NY 11946
      View Details
    • $2,800,000
      4,046 SF

      Funeral Home Business and Property

      Established funeral home with real estate on 1.2 acres.
      94 E Montauk Highway, Hampton Bays, NY 11946
      View Details
    • $3,650,000
      5,200 SF

      Mixed-Use Investment Property Compound

      Retail and residential spaces in Shinnecock Hills, Hampton Bays.
      87 North Rd, Hampton Bays, NY 11946
      View Details
    • $1,725,000
      741 SF

      Hampton Bays Cottage Compound

      Three renovated cottages near Peconic Bay shoreline.
      14 E Landing Rd, Hampton Bays, NY 11946
      View Details
    • $2,200,000

      Turnkey Restaurant Opportunity

      Restaurant property for sale or lease in Hampton Bays.
      322 W Montauk Hwy, Hampton Bays, NY, 11946-3525
      View Details
    • $6,495,000
      8,160 SF

      Retail

      363 Beach Rd, Hampton Bays, NY 11946
      View Details

    FAQs

    What type of property is this?
    Bed & breakfast - Unique waterfront hospitality property in Hampton Bays with restaurant and inn.
    Where is this bed & breakfast located?
    The property is located at 32 Lighthouse Rd Hampton Bays, NY.
    What is the asking price?
    The asking price for this property is $6,250,000.
    What are key features of this property?
    This property features: Prime bayfront location on Shinnecock Bay with unobstructed water and sunset views; Successful 100+ seat restaurant space currently leased, featuring indoor/outdoor dining and a wraparound deck; 13 guest units (9 bungalows, 4 rooms) each with bay views, providing a unique hospitality opportunity
    (631) 480-5225 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Sean Deery
    Sean Deery
    Real Estate License ID: NY 10401366519
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!