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    100 Middletown Rd Pearl River, NY 10965

    Sponsored
    For Lease
    $30 SF/Yr

    High-traffic retail space available.

    Lot size:
    57,217 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    401
    This exceptional 57,217 square foot retail center in Pearl River, NY, offers a prime opportunity for businesses seeking high visibility and strong foot traffic. The property boasts 11 suites within a single, one-story building, and currently has 1,450 square feet of vacant space available. This space is uniquely configured at approximately 24'9" x 57' (irregular). The center enjoys ample parking with 202 spaces available for customers and employees. Located at 100 N Middletown Rd, Pearl River, NY 10965, in Rockland County, this property benefits from its proximity to a variety of established national and local retailers, including Retro Fitness, Dollar General (coming soon), Dunkin', Allstate, Stan's Barber Shop, Pizza City, Luigi O'Grady's Deli & Catering, Good Taste Chinese, and Natural Garment Care. The surrounding area also features a robust retail environment with major players such as ShopRite, CVS, Chase Bank, 7-Eleven, Domino's, Edible Arrangements, TD Bank, KFC, Subway, Wegman's, Big Lots, HomeGoods, Petco, Marshalls, Starbucks, At Home, and 24 Hour Fitness. This location provides excellent access to a large consumer base and significant potential for business growth. The property is situated in a high-traffic area with easy access to major roadways, ensuring convenient access for customers and employees. This is a rare opportunity to secure retail space in a thriving commercial center.

    Property Features for 100 Middletown Rd

    General Information

    Property type
    Retail properties
    Lease Type
    Gross Lease
    RSF (Rentable sq. ft)
    57,217 SF
    Total Rate
    143042.5

    Building Details

    Buildings
    1
    Stories
    1

    Unit(s) available at that property

    Space
    10
    Size
    1,450 SF
    Rate per SF
    $30

    HighLights

    • 57,217 SF neighborhood strip center on a 3.34‑acre lot.
    • Signalized intersection with multiple ingress/egress points on Middletown Road and Blauvelt Road.
    • High visibility and excellent demographics.
    • Convenient access to Garden State Parkway, I‑278, and Palisades Parkway.
    • 202 parking spaces.
    • Middletown Road traffic count: 16,657 vehicles per day; Blauvelt Road traffic count: 5,809 vehicles per day.
    Property Profile Location Intelligence

    Current Use by Public Records

    Procore Physical Therapy Physical Therapy Clinic JAG Physical Therapy Physical Therapy Clinic Allstate Life Insurance ... Insurance Agency Pearl River Shopping ... Shopping Mall Natural Garment Care Dry Cleaner

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Building Supply Gym & Fitness

    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
    -74.01246782255
    Latitude
    41.063554370381

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    FAQs

    What type of property is this?
    Retail property - High-traffic retail space available.
    Where is this retail property located?
    The property is located at 100 Middletown Rd Pearl River, NY.
    What is the lease rate?
    The lease rate is $30 SF/Yr.
    What are key features of this property?
    This property features: 57,217 SF neighborhood strip center on a 3.34-acre lot.; Signalized intersection with multiple ingress/egress points on Middletown Road and Blauvelt Road.; High visibility and excellent demographics.
    Request Owner's contact information
    100 Middletown Rd 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.

    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
    100 Middletown Rd Pearl River, NY 10965
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