Seven-Unit Apartment
For Sale
$2,100,000
92 North Road, Hampton Bays, NY 11946
Commercial Sale, Hampton Bays, NY
Property Size3,799 SF
Lot Size1.25 Acres
Price / SF$552.78
Days on Market10
Property Features for 92 North Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R20
Basement
Unfinished
Subdivision
Shinnecock Hills
Lot features
Rolling Slope
Elementary school
Tuckahoe School
Middle school
Tuckahoe
Elementary school district
Tuckahoe Common
Middle school district
Tuckahoe Common
High school district
Tuckahoe Common
Standard status
Active
APN
0900-191-00-03-00-007-003 & 006-003
Lot size
1.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
16840
Utilities
Utilities
Cable Available
Heating system
Electric (Heating), Propane (Heating)
Water source
Public
Building Details
Year built
1950
Number of units
7
Building materials
Frame
Additional Structures
Outbuilding
Listing Agency:
Coldwell Banker Reliable R E
(631) 288-0400
Listed By:
Anthony Lubrano
(631) 255-8700
Added: Sep 5
Changed: Sep 12
Last Checked: Sep 14 at 10:06AM
MLS# 1048800
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.
Investment Insights
Based on property information with market context.
This multifamily property comprises three two-family homes, one additional house, and a detached garage, creating seven rental units across approximately 3,799 square feet. The buildings date to 1950 and use frame construction, with electric and propane heating. Public water and cable availability serve the property, which is situated on approximately 1.254 acres under R20 zoning.
The property is located in Shinnecock Hills near Peconic Bay beach, with access to Hamptons restaurants, boating destinations, bay beaches, and ocean beaches. All seven units are occupied, providing an operating rental asset. Potential future subdivision would remain subject to applicable approvals.
The property is located in Shinnecock Hills near Peconic Bay beach, with access to Hamptons restaurants, boating destinations, bay beaches, and ocean beaches. All seven units are occupied, providing an operating rental asset. Potential future subdivision would remain subject to applicable approvals.
Key Highlights
- Seven occupied rental units across three two‑family homes and one additional house
- Approximately 3,799 square feet on a 1.254‑acre parcel
- R20 zoning in Shinnecock Hills
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
$67,518
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
3.22%
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%
$1,350,360
$1.4M
Cap Rate 7%
$964,543
$964.5K
Cap Rate 9%
$750,200
$750.2K
Market Conditions
NOI Build-Up for 3,799 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
$131.3K $34.56/SF
− Vacancy
−$8.5K −$2.25/SF
EGI
$122.8K $32.31/SF
− OpEx
−$55.2K −$14.54/SF
NOI
$67.5K $17.77/SF
Area
Suffolk County, NY
Vacancy
6.50%
Lease Rate
$34.56 /SF/Yr
Expense Ratio
45.00%
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%
$1,350,360
Cap Rate 7%
$964,543
Cap Rate 9%
$750,200
Alternative Uses
Best Use
Apartment 5plus
$964.5K
$844.0K – $1.13M
NOI $67,518 @ 7.0% cap · market cap 3.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $81,015 @ 7.0% cap · market cap 3.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
7
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
46
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully occupied rental asset with multiple residential structures and detached garage on a substantial R20-zoned parcel.
Where is this apartment building located?
The property is located at 92 North Road Hampton Bays, NY.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Seven occupied rental units across three two‑family homes and one additional house; Approximately 3,799 square feet on a 1.254‑acre parcel; R20 zoning in Shinnecock Hills
