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    Pearl River Pizzeria Opportunity Title is generated by Realmo AI

    137 N Middletown Road, Pearl River, NY 10965

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    For Sale
    $165,000

    COMMERCIAL - Pearl River, NY

    Property size:
    1,500 SF
    Price / SF:
    $110/SF
    Added:
    Oct 10, 2025
    Days on Market:
    224
    Last Refresh:
    May 21 at 11:06 pm

    Property Features for 137 N Middletown Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    On Street, Parking Lot
    Standard status
    Active
    Size
    1,500 SF

    Taxes and HOA fees

    Tax Year
    2025

    Utilities

    Utilities
    Natural Gas Available
    Sewer type
    Public Sewer
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Floors in Building
    1
    Building materials
    Brick

    We can help!

    Listing Contact
    Joseph Sclafani
    Joseph Sclafani

    Listing agent Joseph Sclafani License #40SC0859313

    Listing office Joyce Realty Corp 7 E Central Ave., #15, Pearl River, NY

    Listing date Oct 10, 2025

    MLS# 923232

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Established Pizzeria: Located at the same location for 15+ years.
    • Fully Renovated: Complete renovation in 2022, including equipment and code compliance.
    • High Visibility: Situated on a busy road at a traffic light.
    • Ample Parking: Features parking lot in front and large parking lot in back with approximately 60 spaces, plus street parking.
    • Turnkey Operation: Includes all equipment, hoods, and returns built to code.
    • Seating Capacity: Accommodates 23‑27 people.

    Overview

    A pizzeria is available for sale in Pearl River, New York. The business is located in a small strip center and has been at this location for over 15 years. The 1,500-square-foot space is situated in a highly visible area on a busy road at a traffic light. The pizzeria was fully renovated in 2022, and all equipment, hoods, and returns were built to code at that time. The seating capacity is 23-27 people. Parking is available in a parking lot in front of the building, as well as in a large parking lot behind the building with approximately 60 parking spaces. Street parking is also available. The business is open 6 days a week.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Pearl River Pizzeria Restaurant W.F. Milano Pizzeria ... Restaurant

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pearl River
    County
    Rockland
    State
    New York
    Longitude
    -74.012918
    Latitude
    41.065766

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    FAQs

    What type of property is this?
    Conventional restaurant - Established pizzeria for sale in Pearl River, renovated in 2022.
    Where is this conventional restaurant located?
    The property is located at 137 N Middletown Road Pearl River, NY.
    What is the asking price?
    The asking price for this property is $165,000.
    What are key features of this property?
    This property features: Established Pizzeria: Located at the same location for 15+ years.; Fully Renovated: Complete renovation in 2022, including equipment and code compliance.; High Visibility: Situated on a busy road at a traffic light.
    (845) 480-2634
    We can help!
    Listing Contact
    Joseph Sclafani
    Joseph Sclafani
    Real Estate License ID: 40SC0859313
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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