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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Medical Office Space
150 Pearl St, Pearl River, NY 10965-2253
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US63-3513318
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
2005
Total area
12,338 SF
Lot
1 ac (43,560 SF)
Zoning code
LIO
APN
392489 72.08-1-1
UPID
US63-3513318
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
-
Gummy Bear Breast Implants New York Physician Medical Clinic
-
CoolSculpting By Dr. Fiorillo Physician Medical Clinic
-
Freeze Fat Away Physician Medical Clinic
-
Michael Ingargiola, MD Physician Medical Clinic
-
Dr. Michael Fiorillo Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.03M
Owner & transaction history
150 Route 304 LLC
150 Route 304 LLC
2 recorded transactions
Zoning & alternative use
LIO · Pearl River, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.6M
+100.9%
Commercial (general)
$1.5M
+84.5%
Warehouse, storage
$1.1M
+44.9%
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
Method
Estimation
Statistic approach
by Request
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$785,000
Current use
RETAIL STORES
$1,580,000
Change: +101% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,450,000
Change: +84% · Conversion: Easy
WAREHOUSE, STORAGE
$1,140,000
Change: +45% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$710,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±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
$83 / 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
$1,050,000
Assessed 2023
Previous assessed
$1,050,000
+0.0% YoY
Assessed land
$115,900
Assessed improvement
$934,100
Land market value
$325,288
Improvement market value
$2,621,667
Total market value
$2,946,955
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
2005
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
12,338 SF
Lot
1 ac (43,560 SF)
Zoning code
LIO
APN
392489 72.08-1-1
UPID
US63-3513318
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
LIO · Pearl River, NY
Zoning LIO · permitted uses
LIO · 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.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$785,000
RETAIL STORES
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$710,000
MEDICAL BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
2005
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
1 ac
Current owner
From public records · entity-resolved
150 Route 304 LLC
Entity
Mailing address
150 S PEARL ST, PEARL RIVER, NY 10965-2253
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
150 Route 304 LLC
—
Deed Of Trust
related
$1,194,359 · Leaf Funding INC
—
—
150 Route 304 LLC
—
Deed Of Trust
related
$400,000 · Provident Bank INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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