New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,305,000
Golf courses & driving ranges
121 Golf Links Rd, Middletown, NY 10940-2637
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US63-2696602
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
COUNTRY CLUB
Year built
1890
Total area
15,061 SF
Lot
78.4 ac (3,415,104 SF)
Zoning code
R1
APN
335200 73-1-26.2
UPID
US63-2696602
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
Current use
Occupant on record · Public records
-
West Hills Country Club Bar & Pub Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.31M
Owner & transaction history
West Hills Ent LLC · 14 yrs held
West Hills Ent LLC
since 2012
5 recorded transactions
Zoning & alternative use
R1 · Middletown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.0M
+48.5%
Restaurant
$2.0M
+45.8%
Office building
$1.6M
+19.6%
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
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,345,000
Current use
COMMERCIAL (GENERAL)
$2,000,000
Change: +49% · Conversion: Difficult
RESTAURANT
$1,960,000
Change: +46% · Conversion: Difficult
OFFICE BUILDING
$1,610,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,565,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$1,325,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$1,280,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.31M
Range $1.17M – $1.44M · ±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
$87 / 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
$2,615,200
Assessed 2023
Previous assessed
$1,915,400
+36.5% YoY
Assessed land
$164,600
Assessed improvement
$2,450,600
Land market value
$1,135,175
Improvement market value
$16,900,725
Total market value
$18,035,900
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
Golf courses & driving ranges
Use group
COUNTRY CLUB
Status
Off-Market
Year built
1890
Heating
NONE
Cooling
CENTRAL
Buildings
7
Stories
1
Total area
15,061 SF
Lot
78.4 ac (3,415,104 SF)
Zoning code
R1
APN
335200 73-1-26.2
UPID
US63-2696602
Jurisdiction
ORANGE
Zoning & alternative use
R1 · Middletown, NY
Zoning R1 · permitted uses
R1 · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$2.0M
RESTAURANT
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
1890
Heating
NONE
Cooling
Yes
Stories
1
Buildings
7
Lot
78.4 ac
Current owner
From public records · entity-resolved
West Hills Ent LLC
Entity
Mailing address
2951 US RTE 9W, NEW WINDSOR, NY 12553-5469
Ownership since
2012
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 25, 2016
—
West Hills Ent LLC
—
Deed
related
$4,037,414 · Td Bk NA
Apr 2, 2013
—
West Hills Ent LLC
—
Deed Of Trust
related
$1,565,603 · Joseph Bonura
Mar 29, 2012
$1,425,000
West Hills Ent LLC
Orange County Golf Club
Grant Deed
—
Feb 22, 2012
—
Orange County Golf Club
—
Deed Of Trust
related
$1,565,603 · Orange County Trust Co
—
—
West Hills Ent LLC
—
Loan Modification
related
$4,037,414 · Td Bk NA
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 121 Golf Links Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
