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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Investment properties
189 Pearl St, Pearl River, NY 10965-2239
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-3161245
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1927
Total area
1,887 SF
Lot
0.19 ac (8,276 SF)
Zoning code
CO
APN
392489 72.07-1-8
UPID
US63-3161245
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
-
Ingrid L Montgomery MD, MPH, PLLC Physician
-
Uscape Rejuvenation LLC Spa & Massage Center
-
Jerome Dibella Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$940k
CAP Approach
CAP
$590k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$745k
Owner & transaction history
189 Pearl River LLC · 2 yrs held
189 Pearl River LLC
since 2023
Last sale
$630,000
2 recorded transactions
Zoning & alternative use
CO · Pearl River, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+13.8%
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
$975,000
ML approach
$940,000
CAP Approach
CAP Return
Estimation
6%
$635,000
6.5%
$590,000
7%
$545,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$950,000
Current use
AUTO REPAIR, GARAGE
$1,085,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$745k
Range $671k – $820k · ±10% · vs last sale $630k (Oct 17 2023)
Last sale anchor
$630k
Oct 17 2023
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
$395 / 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
$168,800
Assessed 2023
Previous assessed
$168,800
+0.0% YoY
Assessed land
$74,500
Assessed improvement
$94,300
Land market value
$209,093
Improvement market value
$264,665
Total market value
$473,758
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
1927
Heating
NONE
Buildings
1
Stories
1
Total area
1,887 SF
Lot
0.19 ac (8,276 SF)
Zoning code
CO
APN
392489 72.07-1-8
UPID
US63-3161245
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
CO · Pearl River, NY
Zoning CO · permitted uses
CO · 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
COMMERCIAL (GENERAL) Current
Est. value
$950,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
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
1927
Heating
NONE
Stories
1
Buildings
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
189 Pearl River LLC
Entity
Mailing address
189 S PEARL ST, PEARL RIVER, NY 10965-2239
Ownership since
2023
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
Oct 17, 2023
$630,000
189 Pearl River LLC
Montgomery Property & Management Gr
Bargain And Sale Deed
$441,000 · Td Bank NA
Sep 12, 2019
$405,000
Montgomery Prop & Mgmt Grp LLC
Dibella Associates INC
Grant Deed
$303,750 · Wallkill Vly Fed'l S&l
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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