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    148 Clinton St Montgomery, NY 12549
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    148 Clinton St Montgomery, NY 12549

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    • Commercial real estate
    • 8,269 SF
    • 1,864.00 lot acres
    Off-Market
    Property ID
    US63-0212961
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 148 Clinton St

    Year built
    1920
    Lot size
    1,864.00 lot acres
    Property size
    8,269 SF
    Property type
    Commercial real estate

    Description

    This exceptional investment opportunity presents a rare chance to acquire a substantial multifamily property boasting a strong 8.25% cap rate. The offering encompasses two distinct buildings situated on a generous 1.86-acre lot in the heart of Montgomery's vibrant downtown area. One building comprises six two-bedroom residential units, providing a consistent rental income stream. The second building is a charming, freestanding four-bedroom, one-bathroom single-family home, offering additional income potential or the possibility of owner occupancy. The combined property totals 8,269 square feet, providing ample space for all residents. Convenient off-street parking is available for all tenants, a significant advantage in this desirable location. The property's prime location places it within easy walking distance of Montgomery's finest restaurants and unique boutiques, enhancing its appeal to tenants and maximizing rental income. This is a turnkey investment ready to generate immediate returns, presenting a compelling opportunity for discerning investors seeking a high-yield, well-located property in a thriving community. The asking price is $1,550,000. Don't miss this chance to secure a valuable asset in a sought-after market.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Montgomery
    County
    Orange County
    State
    New York
    Longitude
    -74.23513
    Latitude
    41.52607

    Comparable in this City

    • $895,000
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      Montgomery Mixed-Use Investment

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      Fully Leased Restaurant & Apartments

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      Industrial Land Near Amazon Center

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    • $6,500,000

      Functional Warehouse in Prime Location

      Warehouse in excellent condition, ready for immediate occupancy and expansion.
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    Similar Nearby for Sale

    • $895,000
      6,244 SF

      Montgomery Mixed-Use Investment

      Prime Village Location, High Potential
      102 Clinton St, Montgomery, NY 12549
      View Details
    • $1,300,000

      Fully Leased Restaurant & Apartments

      Mixed-use property with restaurant and income-generating apartments for sale.
      631 State Route 17 K, Montgomery, NY 12549
      View Details
    • $449,999
      0.75 Acres

      Commercial Property in Montgomery, NY

      Versatile commercial property with expansion potential in a prime location.
      120 Bracken Rd, Montgomery, NY 12549
      View Details
    • $649,000
      22.00 Acres

      Industrial Land Ready For Construction

      22-acre industrial land with approved plans near I-84.
      Ridge Rd, Montgomery, NY 12549
      View Details
    • Contact for pricing

      Industrial Land Near Amazon Center

      80+ acre industrial parcel near transportation hubs.
      New Rd, Montgomery, NY 12549
      View Details
    • $6,500,000

      Functional Warehouse in Prime Location

      Warehouse in excellent condition, ready for immediate occupancy and expansion.
      118 Bracken Rd, Montgomery, NY 12549
      View Details

    Similar Nearby for Lease

    • $600 /Mo

      Professional Single-Room Commercial Sublease

      Single-room commercial sublease ideal for healthcare and professional service providers.
      1128 State Route 17 K, Montgomery, NY 12549
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    • $1,700 /Mo
      10,799 SF

      Versatile Commercial Unit on 17K

      Adaptable commercial unit with high visibility and roadside frontage.
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    • $1,495 /Mo

      Commercial Office Space in Montgomery

      Prime commercial office space in the historic Village of Montgomery.
      159 Ward St, Montgomery, NY 12549
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    • $800 /Mo

      Renovated Commercial Spaces in Montgomery

      Modern, move-in ready spaces ideal for retail or office use.
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    • Contact for pricing
      146,075 SF

      146,075 SF Industrial Building

      146,075 SF industrial building with 36' ceilings.
      14 Moosilauke Dr, Montgomery, NY 12549
      View Details
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    148 Clinton St
    Montgomery, NY 12549
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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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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