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Property profile & analytics
OFF-MARKET
Estimated value
$5,955,000
Warehouses
105 Tower Dr Middletown, NY 10941-2034
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-3048337
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Total area
90,705 SF
Lot
6.1 ac (265,716 SF)
Zoning code
ENT-L
APN
335200 40-1-58.1
UPID
US63-3048337
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.42M
Blend (final)
Blend
$5.96M
Owner & transaction history
105 Tower Drive Assoc LLC
105 Tower Drive Assoc LLC
since 2026
6 recorded transactions
Zoning & alternative use
ENT-L · Middletown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$8.6M
+9.1%
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 Middletown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middletown 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
WAREHOUSE, STORAGE
$7,850,000
Current use
INDUSTRIAL (GENERAL)
$8,560,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$5.96M
Range $5.36M – $6.55M · ±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
$66 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$913,800
Assessed 2023
Previous assessed
$913,800
+0.0% YoY
Assessed land
$92,000
Assessed improvement
$821,800
Land market value
$634,486
Improvement market value
$5,667,614
Total market value
$6,302,100
Applied tax rate
330,900.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
90,705 SF
Lot
6.1 ac (265,716 SF)
Zoning code
ENT-L
APN
335200 40-1-58.1
UPID
US63-3048337
Jurisdiction
ORANGE
Zoning & alternative use
ENT-L · Middletown, NY
Zoning ENT-L · permitted uses
ENT-L · Middletown, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middletown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$7.9M
INDUSTRIAL (GENERAL)
Est. value
$8.6M
WAREHOUSE, STORAGE Current
INDUSTRIAL (GENERAL)
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
1989
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
6.1 ac
Current owner
From public records · entity-resolved
105 Tower Drive Assoc LLC
Entity
Mailing address
2 PARK WAY #17, UPPER SADDLE RIVER, NJ 07458-2345
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2026
—
105 Tower Drive Assoc LLC
—
Deed
related
$1,701,721 · Columbia Bank
Jan 16, 2019
—
105 Tower Drive Assocs LLC
—
Deed
related
$4,000,000 · Columbia Bk
—
—
105 Tower Drive Assocs LLC
—
Loan Modification
related
$4,000,000 · Columbia Bk
—
—
105 Tower Drive Associates LLC
—
Deed Of Trust
related
$1,103,087 · M & T Bank
—
—
105 Tower Drive Associates LLC
—
Deed Of Trust
related
$3,500,000 · M & T Bank
—
—
105 Tower Drive Assoc LLC
—
Deed Of Trust
related
$873,335 · Banco Popular North America
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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