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130-156 Dolson Ave Rte 17M, Middletown, NY
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Property summary
AI-generated overview
Middletown Plaza offers a prime retail investment opportunity. This highly visible, 196,818 square foot shopping center boasts 28 suites across four one-story buildings, situated at a signalized intersection with excellent visibility and access to Route 17 and I-84. The property features ample parking (685 spaces) and enjoys a daily traffic count of 13,132 vehicles on Dolson Avenue (Route 17M). Currently, there are 14,000 square feet of vacant space available, with options ranging from 1,000 to 55,000 square feet, including a 2,300 square foot outparcel with a drive-thru. The center benefits from strong co-tenancy with established businesses such as Planet Fitness, Middletown Cinemas, Starbucks (coming soon), and many more. Nearby retailers include ShopRite, Dollar Tree, and numerous national chains. The property's CAM and taxes are $4.25 per square foot. Contact us today to discuss leasing options and pricing. This is a rare opportunity to secure space in a thriving retail center with exceptional visibility and accessibility.
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1986
Total area
21,556 SF
Lot
2.7 ac (117,612 SF)
Zoning code
ENT-L
APN
335200 69-1-57.1
UPID
US63-1899775
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Medical Clinic
-
Restaurant
-
(Bike/Boat/Book/etc) Store
-
Electronics & Wireless Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.11M
Blend (final)
Blend
$1.87M
Owner & transaction history
since 2018
4 recorded transactions
Zoning & alternative use
ENT-L · Middletown, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.87M
Value range
$1.68M – $2.05M
±10% around blend
Estimated value / SF
$87 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$1.68M
blend $1.87M
$2.05M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
21,556 SF
Lot area
2.7 ac
Year built
1986
Stories
1
APN
335200 69-1-57.1
Zoning
ENT-L
Assessed value
$69,125
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.11M
Range $2.11M – $5.55M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.87M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 21 sales
$206
-58%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $87/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$69k
Move the market yield to see immediate price impact.
Value / SF
$3
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$4k
$87k
$62k
$48k
$5k
$97k
$69k
$54k
$5k
$106k
$76k
$59k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$69,125
Assessed 2023
Previous assessed
$69,125
+0.0% YoY
Assessed land
$31,600
Assessed improvement
$37,525
Land market value
$217,920
Improvement market value
$258,780
Total market value
$476,700
Applied tax rate
330,900.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Lease
Year built
1986
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
21,556 SF
Lot
2.7 ac (117,612 SF)
Zoning code
ENT-L
APN
335200 69-1-57.1
UPID
US63-1899775
Jurisdiction
ORANGE
Zoning & alternative use
ENT-L · Middletown, NYZoning ENT-L · permitted uses
ENT-L · Middletown, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.7 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
ENT-L
Jurisdiction
Middletown, NY
Recorded code
ENT-L
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for ENT-L in Middletown, NY.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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