Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$11,965,000
Strip malls
760 Montauk Hwy Water Mill, NY 11976-2600
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-0925488
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2009
Total area
4,416 SF
Lot
3.65 ac (158,994 SF)
Zoning code
VB
APN
0900-114.00-01.00-045.000
UPID
US63-0925488
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
-
Rowe Plastic Surgery Physician Medical Clinic
-
Erika Bloom Pilates Gym & Fitness Center
-
Rowe Medspa Physician Medical Clinic
-
Bistro Ete Restaurant
-
Eddie Plishti Salon Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.97M
Owner & transaction history
760 Montaukhwy Owner LLC · 2 yrs held
760 Montaukhwy Owner LLC
since 2023
Last sale
$13.1M
2 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
Method
Estimation
Statistic approach
$12,890,000
ML approach
$8,775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.97M
Range $10.77M – $13.16M · ±10% · vs last sale $13.10M (Aug 16 2023)
Last sale anchor
$13.10M
Aug 16 2023
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
$2,709 / 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
$9,366
Tax year 2020
Assessed value
$6,175,400
Assessed 2023
Previous assessed
$6,175,400
+0.0% YoY
Effective rate
0.15%
On assessed value
Assessed land
$1,666,300
Assessed improvement
$4,509,100
Land market value
$2,397,554
Improvement market value
$6,487,914
Total market value
$8,885,468
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2009
Heating
NONE
Cooling
CENTRAL
Buildings
6
Total area
4,416 SF
Lot
3.65 ac (158,994 SF)
Zoning code
VB
APN
0900-114.00-01.00-045.000
UPID
US63-0925488
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
2009
Heating
NONE
Cooling
Yes
Buildings
6
Lot
3.65 ac
Current owner
From public records · entity-resolved
760 Montaukhwy Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
CO MORLEY PROPERTY MANAG, HAMPTON BAYS, NY 11946
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2023
$13,100,000
760 Montaukhwy Owner LLC
Water Mill Center LLC
Deed
—
Aug 6, 2013
$7,100,000
Watermill Shoppes LLC
Brookwood Of Watermill Mgmt Co Ll
Grant Deed
related
$2,900,000 · First Niagara Bank
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?”
You own 760 Montauk Hwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
