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Property profile & analytics
OFF-MARKET
Estimated value
$3,580,000
Hotels
239 Montauk Hwy, Hampton Bays, NY 11946-1601
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-5324309
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1965
Total area
35,677 SF
Lot
5.65 ac (246,114 SF)
Zoning code
MPDD
APN
0900-207.00-05.00-004.001
UPID
US63-5324309
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
-
Mobil Gas Station
-
Good Ground Tavern Restaurant
-
Sommetbeauty Spa & Massage Center
-
Sommetbeauty at Canoe Place Inn & Cottages Department Store
-
Canoe Place Inn & Cottages Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.33M
Comparable Approach
Comparable
$3.84M
Blend (final)
Blend
$3.58M
Owner & transaction history
Cpi Hospitality LLC · 6 yrs held
Cpi Hospitality LLC
since 2019
6 recorded transactions
Zoning & alternative use
MPDD · Hampton Bays, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$5.2M
+64.4%
Auto repair, garage
$4.9M
+55.1%
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 Hampton Bays submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hampton Bays 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%
$3,600,000
6.5%
$3,325,000
7%
$3,085,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,150,000
Current use
INDUSTRIAL (GENERAL)
$5,180,000
Change: +64% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,890,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$2,760,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.58M
Range $3.22M – $3.94M · ±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
$100 / 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
$59,857
Tax year 2020
Assessed value
$14,522,900
Assessed 2023
Previous assessed
$11,370,500
+27.7% YoY
Effective rate
0.41%
On assessed value
Assessed land
$2,064,600
Assessed improvement
$12,458,300
Land market value
$2,970,647
Improvement market value
$17,925,612
Total market value
$20,896,259
Applied tax rate
473,605.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1965
Heating
NONE
Buildings
2
Stories
2
Total area
35,677 SF
Lot
5.65 ac (246,114 SF)
Zoning code
MPDD
APN
0900-207.00-05.00-004.001
UPID
US63-5324309
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
MPDD · Hampton Bays, NY
Zoning MPDD · permitted uses
MPDD · Hampton Bays, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hampton Bays. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$4.9M
RETAIL STORES
Est. value
$2.8M
HOTEL/MOTEL Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1965
Heating
NONE
Stories
2
Buildings
2
Lot
5.65 ac
Current owner
From public records · entity-resolved
Cpi Hospitality LLC
Entity
Mailing address
85 S SERVICE RD, PLAINVIEW, NY 11803-4119
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
Dec 27, 2019
—
Cpi Hospitality LLC
Cpi Inv Hospitality LLC
Quit Claim Deed
$2,000,000 · Ows Bca Fndg LLC
Nov 28, 2017
—
R Squared Inv Hb LLC
—
Loan Modification, Consolidation And Extension
related
$2,000,000 · Td Bk NA
Feb 15, 2012
$1,410,445
R Squared Inv Hb LLC
R Squared Hb LLC
Grant Deed
related
—
Feb 6, 2006
$3,860,000
R Squared Iib LLC
H & A Montauk Hwy Prop INC
Grant Deed
—
—
—
R Squared Inv Hb LLC
—
Loan Modification
related
$2,000,000 · M&t Bk
—
—
R Squared Inv Hb LLC
—
Loan Modification
related
$7,750,000 · M&t Bk
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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