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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Turn key restaurants
190 Montauk Hwy, Westhampton, NY 11977-1320
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-2972263
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1995
Total area
3,271 SF
Lot
1.06 ac (46,174 SF)
Zoning code
OD
APN
0900-353.00-02.00-045.000
UPID
US63-2972263
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$340k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$780k
Blend (final)
Blend
$560k
Owner & transaction history
Speonk Holdings LLC · 10 yrs held
Speonk Holdings LLC
since 2016
3 recorded transactions
Zoning & alternative use
OD · Westhampton, 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 Westhampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westhampton 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
$340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$171 / 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
$10,000
Tax year 2020
Assessed value
$1,306,500
Assessed 2023
Previous assessed
$1,306,500
+0.0% YoY
Effective rate
0.77%
On assessed value
Assessed land
$604,300
Assessed improvement
$702,200
Land market value
$869,496
Improvement market value
$1,010,360
Total market value
$1,879,856
Applied tax rate
473,601.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1995
Heating
NONE
Cooling
CENTRAL
Buildings
4
Total area
3,271 SF
Lot
1.06 ac (46,174 SF)
Zoning code
OD
APN
0900-353.00-02.00-045.000
UPID
US63-2972263
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
OD · Westhampton, NY
Zoning OD · permitted uses
OD · Westhampton, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westhampton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Heating
NONE
Cooling
Yes
Buildings
4
Lot
1.06 ac
Current owner
From public records · entity-resolved
Speonk Holdings LLC
Entity
Mailing address
PO BOX 580, SPEONK, NY 11972-0580
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2018
—
Speonk Holdings LLC
—
Deed
related
$506,000 · Td Bank NA
Jun 2, 2016
$1,065,000
Speonk Holdings LLC
Zervos,michael
Grant Deed
related
$1,180,000 · Td Bk NA
Apr 19, 2002
—
Michael Zervos
Zervous,michael
Quit Claim Deed
related
—
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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