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Property profile & analytics
OFF-MARKET
Estimated value
$2,525,000
Investment properties
48 Madison St, Sag Harbor, NY 11963-4463
Entity Owned
8-yr Hold
Free & Clear
Property ID
US63-5657798
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2009
Total area
9,868 SF
Lot
0.46 ac (20,038 SF)
Zoning code
VILLA
APN
0903-003.00-02.00-054.000
UPID
US63-5657798
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
-
The Church Theater & Performing Art Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.71M
Comparable Approach
Comparable
$3.09M
Blend (final)
Blend
$2.53M
Owner & transaction history
Aeas 1803 LLC · 8 yrs held
Aeas 1803 LLC
since 2018
6 recorded transactions
Zoning & alternative use
VILLA · Sag Harbor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.6M
+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 Sag Harbor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sag Harbor 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%
$2,930,000
6.5%
$2,705,000
7%
$2,510,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,965,000
Current use
AUTO REPAIR, GARAGE
$3,625,000
Change: +22% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,380,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$2.53M
Range $2.27M – $2.78M · ±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
$256 / 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
$43,384
Tax year 2020
Assessed value
$5,657,300
Assessed 2023
Previous assessed
$5,657,300
+0.0% YoY
Effective rate
0.77%
On assessed value
Assessed land
$1,736,100
Assessed improvement
$3,921,200
Land market value
$2,497,986
Improvement market value
$5,642,014
Total market value
$8,140,000
Applied tax rate
472,405.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2009
Heating
NONE
Buildings
2
Total area
9,868 SF
Lot
0.46 ac (20,038 SF)
Zoning code
VILLA
APN
0903-003.00-02.00-054.000
UPID
US63-5657798
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
VILLA · Sag Harbor, NY
Zoning VILLA · permitted uses
VILLA · Sag Harbor, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sag Harbor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$3.6M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
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
2009
Heating
NONE
Buildings
2
Lot
0.46 ac
Current owner
From public records · entity-resolved
Aeas 1803 LLC
Entity
Free & Clear · 8 yrs held
Mailing address
61 FRESH POND RD, SAG HARBOR, NY 11963-1223
Ownership since
2018
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
Jun 19, 2018
$7,000,000
Aeas 1803 LLC
48 Madison LLC
Grant Deed
—
Apr 2, 2013
$4,000,000
48 Madison LLC
Bauhaus LLC
Grant Deed
—
Nov 22, 2011
$2,100,000
Bauhaus LLC
Suskind,dennis
Deed Of Trust
related
$1,260,000 · M&k Equities Ltd
Jul 25, 2008
$2,400,000
D Suskind
Sag Harbor United Methodist Ch
Grant Deed
—
—
—
Bauhaus LLC
—
Deed Of Trust
related
$1,275,200 · Empire State Certified Dev
—
—
Bauhaus LLC
—
Deed Of Trust
related
$152,800 · Td Bank NA
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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