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Property profile & analytics
FOR LEASE
Manufacturing properties
95 Seaview Blvd, Port Washington, NY 11050
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US63-0286962
For Lease
1 / 2
$400/Mo
95 Seaview Blvd, Port Washington, NY 11050
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
HEAVY MANUFACTURING
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
21,531 SF
Lot
1.87 ac (81,327 SF)
APN
06-089-00-0052
UPID
US63-0286962
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
-
Shine Corporation Big Box & Wholesale Store
-
Studio I / Studio Hong Photography Service (Bike/Boat/Book/etc) Store
-
Tokey Hill Martial Arts Training Center Sports School
-
VIRSIG, LLC. Corporate Office Business Park
-
My Team, Psychology, Speech Language Pathology and Occupational Therapy, PLLC Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.11M
Owner & transaction history
95 Seaview Owner LLC · 8 yrs held
95 Seaview Owner LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.1M
+47.2%
Neighborhood: shopping center
$18.9M
+45.4%
Office building
$15.2M
+17.0%
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 Port Washington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Washington 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
INDUSTRIAL (GENERAL)
$12,985,000
Current use
RESTAURANT
$19,115,000
Change: +47% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$18,890,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$15,190,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,150,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$13,940,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$12,270,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$12.11M
Range $10.90M – $13.32M · ±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
$562 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$14,659
Tax year 2023
Assessed value
$40,549
Assessed 2023
Previous assessed
$40,549
+0.0% YoY
Effective rate
36.15%
On assessed value
Assessed land
$16,265
Assessed improvement
$24,284
Total market value
$4,054,900
Applied tax rate
809.0000
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
Manufacturing properties
Use group
HEAVY MANUFACTURING
Status
For Lease
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
21,531 SF
Lot
1.87 ac (81,327 SF)
APN
06-089-00-0052
UPID
US63-0286962
Jurisdiction
NASSAU
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$13.0M
RESTAURANT
Est. value
$19.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.9M
OFFICE BUILDING
Est. value
$15.2M
AUTO REPAIR, GARAGE
Est. value
$14.2M
COMMERCIAL (GENERAL)
Est. value
$13.9M
RETAIL STORES
Est. value
$12.3M
INDUSTRIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
1.87 ac
Current owner
From public records · entity-resolved
95 Seaview Owner LLC
Entity
Mailing address
95 SEAVIEW BLVD, PORT WASHINGTON, NY 11050-4619
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2025
—
95 Seaview Owner LLC
—
Deed
related
$312,562 · County Of Nassau
Feb 16, 2023
—
Gsm John LLC
—
Deed
related
$270,220,300 · New York Community Bank
May 3, 2021
—
Gsm John LLC
—
Deed
related
$47,100,000 · New York Community Bank
Sep 9, 2019
—
1 Comac Loop Owner LLC
—
Deed
related
$18,313,328 · Parlex 3a Finco LLC
Jun 5, 2018
—
95 Seaview Owner LLC
Gsm Li LLC
Bargain And Sale Deed
$219,000,000 · Parlex 3a Finco LLC
Feb 13, 2007
$10
Gsm Li LLC
Long Island Industrial Group O
Warranty Deed
related
$142,819 · Goldman Sachs Comm'l Mtg Cap
Dec 10, 1998
—
Carlyle/fr Investors LLC
—
Deed Of Trust
related
$3,244,835 · Jackson National Life Ins Co
Dec 9, 1998
$2,554,500
Carlyle/fr Investors LLC
First Industrial LP
Grant Deed
—
Aug 27, 1998
$2,544,500
Industrial LP First
Seaview Harbor Associates LP
Grant Deed
related
—
—
—
Saf Li LLC
—
Deed Of Trust
related
$155,000,000 · Deutsche Bk Ag Cayman Iss Br
—
—
1 Comac Loop Owner LLC
—
Loan Modification, Consolidation And Extension
related
$219,000,000 · Parlex 3a Finco LLC
—
—
1 Comac Loop Owner LLC
—
Loan Modification, Consolidation And Extension
related
$242,900,000 · Parlex 3a Finco LLC
—
—
1 Comac Loop Owner LLC
—
Deed Of Trust
related
$18,313,328 · Parlex 3a Finco LLC
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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