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Property profile & analytics
OFF-MARKET
Estimated value
$42,595,000
Office buildings
12 Blue Hl Rd, Pearl River, NY 10965-3306
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2408928
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Total area
600,702 SF
Lot
93.54 ac (4,074,602 SF)
Zoning code
OP
APN
392489 73.05-1-54
UPID
US63-2408928
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
by Request
Blend (final)
Blend
$42.60M
Owner & transaction history
Glorious Sun Blue Hill Plz LLC · 8 yrs held
Glorious Sun Blue Hill Plz LLC
since 2018
5 recorded transactions
Zoning & alternative use
OP · Pearl River, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pearl River submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pearl River 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$71 / 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
Property tax & assessments
Assessed value
$33,817,590
Assessed 2023
Previous assessed
$33,817,590
+0.0% YoY
Assessed land
$14,000,000
Assessed improvement
$19,817,590
Land market value
$39,292,731
Improvement market value
$55,620,516
Total market value
$94,913,247
Applied tax rate
392,408.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1972
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
21
Total area
600,702 SF
Lot
93.54 ac (4,074,602 SF)
Zoning code
OP
APN
392489 73.05-1-54
UPID
US63-2408928
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
OP · Pearl River, NY
Zoning OP · permitted uses
OP · Pearl River, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pearl River. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1972
Heating
NONE
Cooling
Yes
Stories
21
Buildings
2
Lot
93.54 ac
Current owner
From public records · entity-resolved
Glorious Sun Blue Hill Plz LLC
Entity
Mailing address
1 BLUE HL PLZ STE #1553, PEARL RIVER, NY 10965-3191
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 11, 2018
—
Glorious Sun Blue Hill Plz LLC
—
Grant Deed
related
$23,000,000 · Bank/east Asia Ltd Ny Br
—
—
Glorious Sun Robert Martin LLC
—
Deed Of Trust
related
$28,675,527 · Hsbc Bank USA
—
—
Glorious Sun Robert Martin LLC
—
Loan Modification
related
$68,951,000 · Hsbc Bank USA
—
—
Glorious Sun Blue Plaza LLC
—
Loan Modification
related
$2,300,000 · Bank/east Asia Ltd Ny Br
—
—
Glorious Sun Blue Hill Plz LLC
—
Deed Of Trust
related
$280,629 · Bank/east Asia Ltd Ny Br
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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