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Property profile & analytics
OFF-MARKET
Estimated value
$1,375,000
Investment properties
3654 Montauk Hwy, Sagaponack, NY 11962
Entity Owned
19-yr Hold
Free & Clear
Property ID
US63-1509271
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1982
Total area
5,280 SF
Lot
1.6 ac (69,696 SF)
Zoning code
CR80
APN
0908-002.00-04.00-040.000
UPID
US63-1509271
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
by Request
CAP Approach
CAP
$1.45M
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$1.38M
Owner & transaction history
Sagaponeck Studio LLC · 19 yrs held
Sagaponeck Studio LLC
since 2007
7 recorded transactions
Zoning & alternative use
CR80 · Sagaponack, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.9M
+22.3%
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 Sagaponack submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sagaponack 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%
$1,565,000
6.5%
$1,445,000
7%
$1,345,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,585,000
Current use
AUTO REPAIR, GARAGE
$1,940,000
Change: +22% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,275,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$1.38M
Range $1.24M – $1.51M · ±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
$260 / 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
$19,193
Tax year 2020
Assessed value
$2,108,200
Assessed 2023
Previous assessed
$2,108,200
+0.0% YoY
Effective rate
0.91%
On assessed value
Assessed land
$926,300
Assessed improvement
$1,181,900
Land market value
$1,332,806
Improvement market value
$1,700,576
Total market value
$3,033,382
Applied tax rate
473,610.0000
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1982
Heating
HOT WATER
Buildings
2
Stories
1
Bathrooms
1
Total area
5,280 SF
Lot
1.6 ac (69,696 SF)
Zoning code
CR80
APN
0908-002.00-04.00-040.000
UPID
US63-1509271
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
CR80 · Sagaponack, NY
Zoning CR80 · permitted uses
CR80 · Sagaponack, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sagaponack. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1982
Heating
HOT WATER
Stories
1
Buildings
2
Bathrooms
1
Lot
1.6 ac
Current owner
From public records · entity-resolved
Sagaponeck Studio LLC
Entity
Free & Clear · 19 yrs held
Mailing address
CO JOHN BIRCH, PO BOX, NY
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2019
—
Sagaponack Studio LLC
—
Deed
related
$1,038,447 · Harvest Small Busn Fin LLC
Nov 9, 2018
—
Wainscott Harbor Farm LLC
—
Grant Deed
related
$1,249,900 · Village Hms INC
May 8, 2017
—
Sagaponack Studio LLC
—
Deed
related
$529,000 · Liftforward INC
Dec 31, 2016
—
Sagaponack Studio LLC
—
Deed
related
$26,000,000 · Savoy Bk
Feb 23, 2007
$2,200,000
Sagaponeck Studio LLC
T Meyer
Grant Deed
—
—
—
Sagaponack Studio LLC
—
Loan Modification
related
$1,038,447 · Harvest Small Busn Fin LLC
—
—
Sagaponack Studio LLC
—
Deed Of Trust
related
$26,000,000 · Savoy Bk
—
—
Sagaponack Studio LLC
—
Deed Of Trust
related
$529,000 · Liftforward INC
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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