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Property profile & analytics
OFF-MARKET
Estimated value
$3,945,000
Bars & Pubs
270 Montauk Hwy, Hampton Bays, NY 11946-3510
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-2429487
Property profile
Verified
Property type
Bars & Pubs
Use group
NIGHTCLUB (COCKTAIL LOUNGE)
Year built
1984
Total area
4,653 SF
Lot
2.6 ac (113,256 SF)
Zoning code
HB
APN
0900-255.00-01.00-005.000
UPID
US63-2429487
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
-
Boardy Barn Bar & Pub
-
The Barnyard Bar & Pub Restaurant
-
Drift Inn Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.95M
Owner & transaction history
Vozi Realty LLC · 3 yrs held
Vozi Realty LLC
since 2022
Last sale
$4.0M
2 recorded transactions
Zoning & alternative use
HB · Hampton Bays, 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 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
$3,875,000
ML approach
$3,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.95M
Range $3.55M – $4.34M · ±10% · vs last sale $4.00M (Sep 6 2022)
Last sale anchor
$4.00M
Sep 6 2022
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
$848 / 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
$31,261
Tax year 2020
Assessed value
$1,940,100
Assessed 2023
Previous assessed
$1,940,100
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$760,200
Assessed improvement
$1,179,900
Land market value
$1,093,813
Improvement market value
$1,697,698
Total market value
$2,791,511
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
Bars & Pubs
Use group
NIGHTCLUB (COCKTAIL LOUNGE)
Status
Off-Market
Year built
1984
Heating
NONE
Cooling
CENTRAL
Buildings
1
Total area
4,653 SF
Lot
2.6 ac (113,256 SF)
Zoning code
HB
APN
0900-255.00-01.00-005.000
UPID
US63-2429487
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
HB · Hampton Bays, NY
Zoning HB · permitted uses
HB · 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.
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Cooling
Yes
Buildings
1
Lot
2.6 ac
Current owner
From public records · entity-resolved
Vozi Realty LLC
Entity
Free & Clear · 3 yrs held
Mailing address
320 NASSAU BLVD, GARDEN CITY, NY 11530-5314
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 6, 2022
$4,000,000
Vozi Realty LLC
Deja Vu All Over Agai LLC
Deed
—
Aug 6, 2019
$1,020,000
270 E Montauk LLC
Canal Land Corp
Grant 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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