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Property profile & analytics
FOR LEASE
Grocery and convenience stores
50 E Montauk Hwy, Hampton Bays, NY 11946
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-3712011
For Lease
1 / 2
$1,495,000
50 E Montauk Hwy, Hampton Bays, NY 11946
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1990
Total area
9,048 SF
Lot
7.34 ac (319,730 SF)
Zoning code
MUPDD
APN
0900-263.00-03.00-020.004
UPID
US63-3712011
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
-
Rite Aid Pharmacy Pharmacy
-
LibertyX Bitcoin ATM Atm
-
Rite Aid Photo (Bike/Boat/Book/etc) Store
-
Western Union Bank Credit Union
-
higi Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.50M
Owner & transaction history
Hamptons Ponquogue LLC
Hamptons Ponquogue LLC
1 recorded transaction
Zoning & alternative use
MUPDD · Hampton Bays, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+206.5%
Restaurant
$1.8M
+159.6%
Commercial (general)
$1.7M
+146.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,145,000
Change: +207% · Conversion: Easy
RESTAURANT
$1,815,000
Change: +160% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,720,000
Change: +146% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,315,000
Change: +88% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,240,000
Change: +77% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±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
$165 / 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
$36,053
Tax year 2020
Assessed value
$22,821,200
Assessed 2023
Previous assessed
$31,881,400
-28.4% YoY
Effective rate
0.16%
On assessed value
Assessed land
$2,683,900
Assessed improvement
$20,137,300
Land market value
$3,861,727
Improvement market value
$28,974,532
Total market value
$32,836,259
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Lease
Year built
1990
Heating
NONE
Cooling
CENTRAL
Buildings
4
Total area
9,048 SF
Lot
7.34 ac (319,730 SF)
Zoning code
MUPDD
APN
0900-263.00-03.00-020.004
UPID
US63-3712011
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
MUPDD · Hampton Bays, NY
Zoning MUPDD · permitted uses
MUPDD · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.1M
RESTAURANT
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1990
Heating
NONE
Cooling
Yes
Buildings
4
Lot
7.34 ac
Current owner
From public records · entity-resolved
Hamptons Ponquogue LLC
Entity
Mailing address
CO KENILWORTH EQUITIES, MADISON AVE SUITE, NY
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Hamptons Ponquogue LLC
—
Deed Of Trust
related
$5,000,000 · Wachovia Bk
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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