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Property profile & analytics
OFF-MARKET
Investment properties
28080 Main Rd, Cutchogue, NY 11935-1376
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-1946369
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Lot
0.25 ac (10,890 SF)
Zoning code
HB
APN
1000-102.00-06.00-008.000
UPID
US63-1946369
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
-
Patricia Cosmadelis, Real Estate Real Estate Agency
-
Jennifer Arena-King Daniel Gale Sotheby's International Realty Real Estate Agency
-
Kimberly Krupski, A Daniel Gale Sotheby’s International Realty, Cutchogue Real Estate Agent Real Estate Agency
-
Maria McBride-Mellinger Real Estate Agency
-
Dottie's Pilates Plus Studios Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
English Rose Tea Corp · 1 yrs held
English Rose Tea Corp
since 2024
2 recorded transactions
Zoning & alternative use
HB · Cutchogue, 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 Cutchogue submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cutchogue 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$8,600
Assessed 2023
Previous assessed
$8,600
+0.0% YoY
Assessed land
$3,600
Assessed improvement
$5,000
Land market value
$6,316
Improvement market value
$8,772
Total market value
$15,088
Applied tax rate
473,812.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Heating
NONE
Lot
0.25 ac (10,890 SF)
Zoning code
HB
APN
1000-102.00-06.00-008.000
UPID
US63-1946369
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
HB · Cutchogue, NY
Zoning HB · permitted uses
HB · Cutchogue, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cutchogue. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.25 ac
Current owner
From public records · entity-resolved
English Rose Tea Corp
Entity
Mailing address
2117 OAK TER, SARASOTA, FL 34231-4421
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2024
—
English Rose Tea Corp
Dawn Bennett T
Deed
—
—
—
Dawn Blangiardo
—
Deed Of Trust
related
$220,000 · Greenpoint Mortgage Funding
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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