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    189 S Pearl St Pearl River, NY 10965

    Sponsored
    For Sale
    $719,000

    SINGLE_FAMILY - Pearl River, NY

    Type:Office
    Lot size:
    0.19 Acres
    Days on Market:
    5
    Last Refresh:
    Jan 30 at 6:06 pm

    Property Features for 189 S Pearl St

    General Information

    Property type
    Residential
    Property subtype
    Office
    Standard status
    Active
    Security features
    Security System
    Zoning
    Office
    Rooms
    Basement
    APN
    392489-072-007-0001-008-000-0000
    Parking
    10
    Parking features
    Offsite, Parking Lot, Off Street
    Basement
    Full
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Dryer, Washer, Gas Water Heater
    Lot size
    0.19 Acres

    Utilities

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

    Building Details

    Year built
    1940
    Floors in Building
    1
    Number of units
    5
    Flooring type
    Laminate
    Building materials
    Frame

    We can help!

    Listing Contact
    Joseph Sclafani
    Joseph Sclafani

    Joyce Realty Corp (845) 735-7100

    Listing agent Joseph Sclafani (845) 480-2634

    Listing date Jan 26, 2026

    MLS# 939258

    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.

    Learn more

    Property Insight Report

    Overview

    Renovated Professional Office Building For Sale

    Located on Route 304 in Pearl River, NY, this renovated professional office building is suitable for investors and users. The property is currently partially occupied by a beauty salon that occupies 3/4 of the building and pays $2,575 per month, along with 75% of the utility bill. The new owner can utilize the vacant space for their own business or rent it out for additional income. The building is ideal for dentists, chiropractors, physical therapists, psychotherapists, medical doctors, spas, salons, and yoga/fitness studios. The property features separate laundry facilities on the main level and a wheelchair/handicapped accessible ramp in front. There are 10 on-site parking spaces and two separate entrances. The six spacious office areas all have windows, along with a reception area. Each office has plumbing with water lines in the walls. The building is equipped with central air conditioning, three handicap-accessible bathrooms, Wi-Fi, and surveillance cameras. Situated on a 0.19-acre lot, the property is on the border of Bergen County (Montvale, NJ) and is conveniently close to shops, restaurants, and public transportation, including NJ Transit train and bus lines. The property also includes a fenced yard and a large basement for storage. A new furnace and hot water heater were installed in January 2023.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ingrid L Montgomery ... Psychiatrist Uscape Rejuvenation LLC Spa Jerome Dibella Dentist

    Suggested Use

    Realty agency Restaurant Law Firm Spa & Massage Dental Office Hair Salon Nail Salon Building Supply Clothing Store Auto Repair Shop

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

    Similar Places Nearby

    Pearl River Animal Hospital, Stenzler Diane Y D V M, Pearl River Animal Hospital: Barnett Lisa M DVM

    Location Insight

    • Map
    • Local Demand
    City
    Pearl River
    County
    Rockland
    State
    New York
    Longitude
    -74.025707
    Latitude
    41.052527

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    FAQs

    What type of property is this?
    Medical office - Professional office building in Pearl River, suitable for various businesses.
    Where is this medical office located?
    The property is located at 189 S Pearl St Pearl River, NY.
    What is the asking price?
    The asking price for this property is $719,000.
    What are key features of this property?
    This property features: - Prime investment opportunity: Building is partially tenant-occupied (beauty salon) generating rental income ($2,575/month plus 75% of utilities).; - High-visibility location on Route 304 (South Pearl Street) in Pearl River, NY, near Bergen County (Montvale, NJ).; - Versatile professional office building suitable for various businesses (medical, spa, salon, fitness).
    (845) 480-2634
    Request Owner's contact information
    189 S Pearl St Pearl River, NY 10965
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    Pearl River, NY 10965
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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.

    More about this property
    189 S Pearl St Pearl River, NY 10965
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    We can help!
    Listing Contact
    Joseph Sclafani
    Joseph Sclafani
    (845) 480-2634
    Learn more
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