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Property profile & analytics
FOR LEASE
Retail space
1 Pond Ln, Southampton, NY 11968
Entity Owned
6-yr Hold
Free & Clear
Property ID
US63-6008051
For Lease
1 / 4
$915,000
1 Pond Ln, Southampton, NY 11968
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Total area
5,521 SF
Lot
0.18 ac (7,841 SF)
Zoning code
VILLA
APN
0904-014.00-03.00-012.000
UPID
US63-6008051
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Contessa Gallery Art Gallery
-
Madhappy Hamptons Seasonal Shop Clothing Store
-
Christie's and Carpenters Workshop Gallery Art Gallery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$794k
Blend (final)
Blend
$915k
Owner & transaction history
One Pond Lane Owner LLC · 6 yrs held
One Pond Lane Owner LLC
since 2019
6 recorded transactions
Zoning & alternative use
VILLA · Southampton, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$810,000
+89.5%
Industrial (general)
$800,000
+87.9%
Restaurant
$790,000
+85.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Southampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southampton submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$810,000
Change: +90% · Conversion: Easy
INDUSTRIAL (GENERAL)
$800,000
Change: +88% · Conversion: Difficult
RESTAURANT
$790,000
Change: +86% · Conversion: Easy
OFFICE BUILDING
$785,000
Change: +84% · Conversion: Easy
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$166 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$14,956
Tax year 2020
Assessed value
$3,171,100
Assessed 2023
Previous assessed
$3,171,100
+0.0% YoY
Effective rate
0.47%
On assessed value
Assessed land
$231,600
Assessed improvement
$2,939,500
Land market value
$350,909
Improvement market value
$4,453,788
Total market value
$4,804,697
Applied tax rate
473,606.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1997
Heating
HOT WATER
Buildings
1
Stories
2
Total area
5,521 SF
Lot
0.18 ac (7,841 SF)
Zoning code
VILLA
APN
0904-014.00-03.00-012.000
UPID
US63-6008051
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
VILLA · Southampton, NY
Zoning VILLA · permitted uses
VILLA · Southampton, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southampton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$810,000
INDUSTRIAL (GENERAL)
Est. value
$800,000
RESTAURANT
Est. value
$790,000
OFFICE BUILDING
Est. value
$785,000
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Heating
HOT WATER
Stories
2
Buildings
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
One Pond Lane Owner LLC
Entity
Free & Clear · 6 yrs held
Mailing address
142 W 57TH ST, NEW YORK, NY 10019-3300
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2022
—
1 Pond Lane Owner LLC
—
Deed
related
$2,500,000 · Td Bank NA
Oct 10, 2019
$2,250,000
One Pond Lane Owner LLC
1 Pond Lane LLC
Grant Deed
—
Sep 12, 2011
—
1 Pond Lane LLC
Baird Norma J
Grant Deed
related
—
Mar 30, 2010
—
Fred E Hauquitz
Hauquitz Elva J
Quit Claim Deed
related
—
Sep 9, 2008
$1,299,000
Druga J
Hamptons Little Neck LLC
Grant Deed
—
—
—
Robert C Burns
—
Deed Of Trust
related
$80,000 · Prudential Savings Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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