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Property profile & analytics
OFF-MARKET
Investment properties
182 Middletown Rd Pearl River, NY 10965-2028
Individually Owned
5-yr Hold
Free & Clear
Property ID
US63-5631558
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1953
Total area
1,911 SF
Lot
0.39 ac (16,988 SF)
Zoning code
R-15
APN
392489 69.09-5-88
UPID
US63-5631558
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
James V Komar · 5 yrs held
James V Komar
since 2020
Last sale
$60,000
3 recorded transactions
Zoning & alternative use
R-15 · 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
—
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
$185,000
Assessed 2023
Previous assessed
$185,000
+0.0% YoY
Assessed land
$52,700
Assessed improvement
$132,300
Land market value
$147,909
Improvement market value
$371,316
Total market value
$519,225
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1953
Heating
HOT WATER
Cooling
CENTRAL
Stories
2
Bathrooms
2
Total area
1,911 SF
Lot
0.39 ac (16,988 SF)
Zoning code
R-15
APN
392489 69.09-5-88
UPID
US63-5631558
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R-15 · Pearl River, NY
Zoning R-15 · permitted uses
R-15 · 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
1953
Heating
HOT WATER
Cooling
Yes
Stories
2
Bathrooms
2
Lot
0.39 ac
Current owner
From public records · entity-resolved
James V Komar
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 12, WEST NYACK, NY 10994-0012
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 13, 2020
—
James V Komar
Komar John J SR Trust
Quit Claim Deed
—
Dec 19, 2018
—
Komar,john J SR Trust
Komar,john J
Quit Claim Deed
—
Nov 21, 2007
$60,000
John J Konar
Lapadula,robert J
Grant Deed
related
—
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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