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Property profile & analytics
OFF-MARKET
Retail space
734 Montauk Hwy Water Mill, NY 11976-2623
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-3314011
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Total area
3,312 SF
Lot
0.21 ac (9,148 SF)
Zoning code
VB
APN
0900-114.00-01.00-042.000
UPID
US63-3314011
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
-
NSE Windows Hardware & Home Improvement Interior Design
-
Hoegler and Kren Builders at Watermill Construction Company General Contractor
-
JM2 Architecture, PC Architect
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
734 Montauk Highway Owner · 4 yrs held
734 Montauk Highway Owner
since 2022
5 recorded transactions
Zoning & alternative use
VB · Water Mill, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Water Mill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Water Mill 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,513
Tax year 2020
Assessed value
$1,210,600
Assessed 2023
Previous assessed
$1,210,600
+0.0% YoY
Effective rate
0.29%
On assessed value
Assessed land
$586,200
Assessed improvement
$624,400
Land market value
$843,453
Improvement market value
$898,417
Total market value
$1,741,870
Applied tax rate
473,606.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1995
Heating
NONE
Cooling
CENTRAL
Buildings
1
Total area
3,312 SF
Lot
0.21 ac (9,148 SF)
Zoning code
VB
APN
0900-114.00-01.00-042.000
UPID
US63-3314011
Jurisdiction
SUFFOLK
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
VB · Water Mill, NY
Zoning VB · permitted uses
VB · Water Mill, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Water Mill. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Heating
NONE
Cooling
Yes
Buildings
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
734 Montauk Highway Owner
Individual
Free & Clear · 4 yrs held
Mailing address
2317 MONTAUK HWY, PO BOX, NY
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2022
—
734 Montauk Highway Owner
425 County Road LLC
Deed
—
Jun 19, 2013
$1,180,250
425 County Road LLC
R E J Corp
Grant Deed
—
Mar 4, 2003
$1,650,000
Rej Corp
734 Montauk LLC
Grant Deed
—
Jan 23, 2001
—
734 Montauk LLC
—
Trustees Deed
related
$750,000 · North Fork Bank
—
—
425 County Road LLC
—
Deed Of Trust
related
$750,000 · Bridgehampton Nat'l 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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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