Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    46 Shore Rd Montauk, NY 11954
    Back to Search
    Property profile & analytics

    46 Shore Rd Montauk, NY 11954

    View on Map
    • Industrial properties
    • 0.83 lot acres
    Off-Market
    Property ID
    US63-1193437
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • T Paul Darenberg Inc DGN / Electrical Service / General Contractor

    Property Details for 46 Shore Rd

    Lot size
    0.83 lot acres
    Property type
    Industrial properties

    Description

    This exceptional .83-acre property in Montauk, NY, presents a rare opportunity to acquire a unique blend of commercial/industrial zoning potential and residential living. Located just a two-minute walk from the shoreline at 46 N Shore Rd, this offering includes a charming two-story single-family home and a separate cottage, both fully equipped with utilities. The main residence boasts two bedrooms and one bathroom, offering cozy and versatile living space. Ideal for personal use or renovation, this home provides a comfortable base for exploring the possibilities of this remarkable property. The adjacent cottage, with its one bedroom and one bathroom, offers additional accommodation or potential rental income. The expansive .83-acre lot provides ample space for development, allowing for the creation of a thriving commercial venture or the expansion of the existing residential structures. This prime Montauk location offers unparalleled access to the stunning coastline and the vibrant community. The property's unique combination of residential comfort and commercial potential makes it an exceptional investment opportunity for those seeking a coastal sanctuary with significant upside. The existing structures provide immediate income potential or comfortable living while the zoning allows for a variety of future development options. Don't miss this chance to own a piece of Montauk's captivating waterfront. Priced at $2,750,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Montauk
    County
    Suffolk County
    State
    New York
    Longitude
    -71.96571
    Latitude
    41.0399

    Comparable in this City

    • $3,995,000

      Lake Montauk Buildable Waterfront Land

      Buildable lakefront land with private sandy beach and sunset views.
      329 East Lake Dr, Montauk, NY 11954
      View Details
    • $7,300,000

      Montauk Waterfront Land Opportunity

      Pristine 1.7-acre waterfront land on Montauk's northern coastline.
      188 Soundview Dr, Montauk, NY 11954
      View Details
    • $11,500,000
      1.19 Acres

      Waterfront Multi-Unit Property with Expansion Potential

      1.19-acre Montauk waterfront property with 13 units and expansion potential.
      131 E Lake Dr, Montauk, NY 11954
      View Details
    • $699,000

      Established Montauk Wine and Liquor

      Rare opportunity to acquire a strategic wine and liquor store.
      552 West Lake Dr, Montauk, NY 11954
      View Details

    Similar Nearby for Sale

    • $3,995,000

      Lake Montauk Buildable Waterfront Land

      Buildable lakefront land with private sandy beach and sunset views.
      329 East Lake Dr, Montauk, NY 11954
      View Details
    • $7,300,000

      Montauk Waterfront Land Opportunity

      Pristine 1.7-acre waterfront land on Montauk's northern coastline.
      188 Soundview Dr, Montauk, NY 11954
      View Details
    • $11,500,000
      1.19 Acres

      Waterfront Multi-Unit Property with Expansion Potential

      1.19-acre Montauk waterfront property with 13 units and expansion potential.
      131 E Lake Dr, Montauk, NY 11954
      View Details
    • $699,000

      Established Montauk Wine and Liquor

      Rare opportunity to acquire a strategic wine and liquor store.
      552 West Lake Dr, Montauk, NY 11954
      View Details

    Similar Nearby for Lease

    • $3,000 /Mo
      10,019 SF

      Montauk Commercial Parking Spaces Available

      Two parking spaces for rent near Montauk LIRR Station.
      213 Edgemere St, Montauk, NY 11954
      View Details
    • Contact for pricing

      Versatile Montauk Commercial Space

      Newly constructed mixed-use space in prime Montauk location.
      45 S Euclid Ave, Montauk, NY 11954
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    46 Shore Rd
    Montauk, NY 11954
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    46 Shore Rd, Montauk, NY, 11954
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!