Entity Owned Property summary
AI-generated overview
This Montauk Highway property in Westhampton, New York comprises a 4,400-square-foot restaurant on a 1.85-acre site with approximately 480 feet of highway frontage, including a 2,000-square-foot outdoor patio/terrace. The facility provides indoor seating with a permitted occupancy of 166 people and includes an incidental music permit; layout includes a reception area leading to multiple connected dining rooms with natural light, and a cathedral-ceiling dining hall located near the bar. Outdoor space is configured for seasonal dining and gatherings and includes a fenced outdoor prep area with a walk-in refrigerator, walk-in freezer, and staging space. Building systems and related improvements include solar panels, kitchen venting and hood systems, and a roof-mounted HVAC unit. The site has 62 parking spaces and provides direct access to Montauk Highway and Seabreeze Avenue.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2001
Total area
4,210 SF
Lot
1.85 ac (80,586 SF)
Zoning code
MTL
APN
0900-356.00-02.00-001.005
UPID
US63-0214718
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$680k
Owner & transaction history
since 2016
4 recorded transactions
Zoning & alternative use
MTL · Westhampton, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$680k
Value range
$612k – $748k
±10% around blend
Estimated value / SF
$162 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$612k
blend $680k
$748k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,210 SF
Lot area
1.85 ac
Year built
2001
APN
0900-356.00-02.00-001.005
Zoning
MTL
Assessed value
$1,137,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$680k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 36 sales
$764
-79%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $162/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.14M
Move the market yield to see immediate price impact.
Value / SF
$270
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$72k
$1.43M
$1.02M
$796k
$80k
$1.59M
$1.14M
$884k
$88k
$1.75M
$1.25M
$973k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Assessed value
$1,137,000
Assessed 2023
Previous assessed
$1,137,000
+0.0% YoY
Assessed land
$750,500
Assessed improvement
$386,500
Land market value
$1,079,856
Improvement market value
$556,115
Total market value
$1,635,971
Applied tax rate
473,602.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2001
Heating
NONE
Cooling
CENTRAL
Buildings
1
Total area
4,210 SF
Lot
1.85 ac (80,586 SF)
Zoning code
MTL
APN
0900-356.00-02.00-001.005
UPID
US63-0214718
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
MTL · Westhampton, NYZoning MTL · permitted uses
MTL · Westhampton, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2001
Heating
NONE
Cooling
Yes
Buildings
1
Lot
1.85 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MTL
Jurisdiction
Westhampton, NY
Recorded code
MTL
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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