End-Cap Retail
New
For Sale
$895,000
760 Montauk HWY, Watermill, NY 11976
Business Opportunity, Water Mill, NY
Property Size1,880 SF
Price / SF$476.06
Days on Market2
Property Features for 760 Montauk HWY
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
000000
Standard status
Active
APN
0900-114.000-01-000.045
Amenities
Tesla Superchargers
Listing Agency:
Compass
Listed By:
Sean Deery · License #10401366519
Added: Aug 21
Last Checked: Aug 22 at 6:06PM
MLS# 11945561
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 offering combines a wine and spirits retail business with its operating platform, including established branding, vendor relationships, purchasing procedures, inventory controls, and merchandising systems. The store occupies an end-cap suite totaling 1,880 square feet, with southern-facing windows that bring natural light into the sales environment. The acquisition includes an off-premise liquor license for packaged alcohol sales.
The property is situated at a signalized intersection within a shopping center on an approximately 3.65-acre site. The center provides 154 parking spaces and has 9 Tesla Superchargers, supporting regular customer visits. A 38-unit townhome community is immediately adjacent to the shopping center. The business also serves an established local and seasonal customer base, with financial information available separately to qualified parties.
The property is situated at a signalized intersection within a shopping center on an approximately 3.65-acre site. The center provides 154 parking spaces and has 9 Tesla Superchargers, supporting regular customer visits. A 38-unit townhome community is immediately adjacent to the shopping center. The business also serves an established local and seasonal customer base, with financial information available separately to qualified parties.
Key Highlights
- 1,880‑square‑foot end‑cap retail suite with southern window exposure
- Operating wine and spirits business with established branding and vendor relationships
- Off‑premise liquor license included for packaged alcohol sales
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
$36,756
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
4.11%
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%
$735,120
$735.1K
Cap Rate 7%
$525,086
$525.1K
Cap Rate 9%
$408,400
$408.4K
Market Conditions
NOI Build-Up for 1,880 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
$56.4K $30.00/SF
− Vacancy
−$3.9K −$2.07/SF
EGI
$52.5K $27.93/SF
− OpEx
−$15.8K −$8.38/SF
NOI
$36.8K $19.55/SF
Area
Suffolk County, NY
Vacancy
6.90%
Lease Rate
$30.00 /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%
$735,120
Cap Rate 7%
$525,086
Cap Rate 9%
$408,400
Alternative Uses
Best Use
Retail
$525.1K
$459.5K – $612.6K
NOI $36,756 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$572.7K
$501.1K – $668.2K
NOI $40,091 @ 7.0% cap · market cap 4.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
287
Businesses Nearby
16k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
15,765 visits/mo
0.3 miles
Demographics for 11976, NY
2,764
Population
2,550
Households
1.1
Avg Household Size
50
Median Age
77%
College-Educated
98%
High-School Grad
13.0 sq mi
ZIP Area
213
Density / Sq Mi
$158,000
Median Household Income
$64,643
Median Earnings
$3,200
Median Rent
$2,000,001
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Wine and spirits business with an off-premise liquor license and established operating systems.
Where is this retail space located?
The property is located at 760 Montauk HWY Watermill, NY.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 1,880‑square‑foot end‑cap retail suite with southern window exposure; Operating wine and spirits business with established branding and vendor relationships; Off‑premise liquor license included for packaged alcohol sales
