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Property profile & analytics
FOR SALE
Office buildings
161 E Main St, Port Jervis, NY 12771
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2125132
For Sale
1 / 28
$6,500,000
161 E Main St, Port Jervis, NY 12771
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2009
Total area
28,725 SF
Lot
1.02 ac (44,431 SF)
Zoning code
NMU
APN
331300 14-4-15.2
UPID
US63-2125132
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
-
Bon Secours Medical Group, Office of Brian Powers, MD, Orthopedics Hospital
-
Heather Jaeger Physician
-
Bon Secours Medical Group, Medical Office of Nicholas Belasco, MD, Sports Medicine, Port Jervis Medical Clinic Physician
-
Bon Secours Medical Group, Medical Office of Kristopher Korsakoff, MD, Gastroenterology, Port Jervis Physician
-
Bon Secours Medical Group, Metropolitan Cardiology Consultants, Port Jervis Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.76M
Blend (final)
Blend
$4.35M
Owner & transaction history
Rgmob LP · 3 yrs held
Rgmob LP
since 2022
7 recorded transactions
Zoning & alternative use
NMU · Port Jervis, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.9M
+8.4%
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 Port Jervis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Jervis 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
OFFICE BUILDING
$5,465,000
Current use
RETAIL STORES
$5,925,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,795,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$4.35M
Range $3.91M – $4.78M · ±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
$151 / 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
$1,188,000
Assessed 2023
Previous assessed
$1,188,000
+0.0% YoY
Assessed land
$97,725
Assessed improvement
$1,090,275
Land market value
$339,915
Improvement market value
$3,792,285
Total market value
$4,132,200
Applied tax rate
331,300.0000
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
PROFESSIONAL BUILDING
Status
For Sale
Year built
2009
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
28,725 SF
Lot
1.02 ac (44,431 SF)
Zoning code
NMU
APN
331300 14-4-15.2
UPID
US63-2125132
Jurisdiction
ORANGE
Zoning & alternative use
NMU · Port Jervis, NY
Zoning NMU · permitted uses
NMU · Port Jervis, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Jervis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.5M
RETAIL STORES
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$4.8M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
2009
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
1.02 ac
Current owner
From public records · entity-resolved
Rgmob LP
Entity
Mailing address
1512 N MAIN AVE, SCRANTON, PA 18508-1860
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2022
—
Rgmob LP
—
Deed
related
$564,513 · Investors Bank
May 6, 2016
—
Rgmob LP
—
Deed
related
$723,570 · Robert W Pettinato
—
—
Rgmob LP
—
Deed Of Trust
related
$4,160,000 · Community Dev Commission
—
—
Rgmob LP
—
Deed Of Trust
related
$4,160,000 · Community Dev Commission
—
—
Rgmob LP
—
Deed Of Trust
related
$1,960,000 · Community Dev Commission
—
—
Rgmob LP
—
Loan Modification
related
$72,357 · Robert W SR Pettinato
—
—
Rgmob LP
—
Loan Modification
related
$3,683,570 · Community Dev Commission
—
—
Rgmob LP
—
Loan Modification
related
$723,570 · Robert W Pettinato
—
—
Rgmob LP
—
Loan Modification
related
$1,000,000 · P D Windsor 2418 LLC
—
—
Rgmob LP
—
Loan Modification
related
$1,960,000 · Wells Fargo Bk
—
—
Rgmob LP
—
Loan Modification
related
$1,000,000 · P D Windsor 2418 LLC
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?”
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