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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Office buildings
145 Higbie Ln West Islip, NY 11795-3236
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-2404513
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Lot
0.21 ac (9,148 SF)
Zoning code
BUS1
APN
0500-455.00-02.00-064.000
UPID
US63-2404513
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
-
VJ Entertainment Nightclub Music Venue
-
CJM Counseling LCSW Counselor Psychotherapist
-
cbr entertainment Theater & Performing Art Venue Music Venue
-
J G Eberlein & Co Inc Customs Broker
-
Louis Cervini Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.05M
Owner & transaction history
Blue Water Reality Hl LLC · 1 yrs held
Blue Water Reality Hl LLC
since 2024
Last sale
$1.1M
1 recorded transaction
Zoning & alternative use
BUS1 · West Islip, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 West Islip submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Islip 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
$1,050,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±10% · vs last sale $1.05M (Nov 1 2024)
Last sale anchor
$1.05M
Nov 1 2024
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
—
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
Assessed value
$81,300
Assessed 2023
Previous assessed
$81,300
+0.0% YoY
Assessed land
$17,800
Assessed improvement
$63,500
Land market value
$244,505
Improvement market value
$872,253
Total market value
$1,116,758
Applied tax rate
472,809.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Heating
NONE
Lot
0.21 ac (9,148 SF)
Zoning code
BUS1
APN
0500-455.00-02.00-064.000
UPID
US63-2404513
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
BUS1 · West Islip, NY
Zoning BUS1 · permitted uses
BUS1 · West Islip, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Islip. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.21 ac
Current owner
From public records · entity-resolved
Blue Water Reality Hl LLC
Entity
Free & Clear · 1 yrs held
Mailing address
145 HIGBIE LN, WEST ISLIP, NY 11795-3236
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2024
$1,050,000
Blue Water Reality Hl LLC
Edward Paul LLC
Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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