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Property profile & analytics
OFF-MARKET
Estimated value
$1,620,000
Office buildings
161 Middletown Rd, Pearl River, NY 10965-2030
Entity Owned
11-yr Hold
Free & Clear
Property ID
US63-0341491
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1947
Total area
6,501 SF
Lot
0.31 ac (13,504 SF)
Zoning code
CC
APN
392489 68.12-5-28
UPID
US63-0341491
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
-
AAA Denture Studio Dental Office
-
JMK Technology Group Telecommunications Service
-
Fallon J Telecommunications Service
-
New Fronteras Counseling & Psychotherapy Crisis Center Medical Clinic
-
Mascola Thomas M Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.62M
Owner & transaction history
161 N Middletown Rd LLC · 11 yrs held
161 N Middletown Rd LLC
since 2015
5 recorded transactions
Zoning & alternative use
CC · Pearl River, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$249 / 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
$216,000
Assessed 2023
Previous assessed
$216,000
+0.0% YoY
Assessed land
$52,800
Assessed improvement
$163,200
Land market value
$148,190
Improvement market value
$458,041
Total market value
$606,231
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1947
Heating
NONE
Buildings
1
Stories
2
Total area
6,501 SF
Lot
0.31 ac (13,504 SF)
Zoning code
CC
APN
392489 68.12-5-28
UPID
US63-0341491
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
CC · Pearl River, NY
Zoning CC · permitted uses
CC · 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.
Building & site characteristics
From public records
Year built
1947
Heating
NONE
Stories
2
Buildings
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
161 N Middletown Rd LLC
Entity
Free & Clear · 11 yrs held
Mailing address
161 N MIDDLETOWN RD, PEARL RIVER, NY 10965-2030
Ownership since
2015
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
Mar 30, 2015
—
161 N Middletown Rd LLC
Lipson Adam
Grant Deed
—
Sep 28, 2005
—
Orangetown Realty INC
Lipson,adam
Grant Deed
—
Jan 31, 2002
$259,000
Rachel S Costello
Wan,de L & Rui L
Grant Deed
$246,000 · Abn Amro Mortgage Group INC
Oct 8, 1999
$275,000
Kormusis Realty Co INC
Gurevitch,gertrude Y
Grant Deed
$175,000 · Seller
—
—
Rachel S Costello
—
Deed Of Trust
related
$242,900 · Fleet National Bank
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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