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    Property profile & analytics

    189 S Pearl St Pearl River, NY 10965

    • Investment properties
    • 1,887 SF
    • 0.19 lot acres
    For Sale
    View listing
    $719,000
    Last Sale
    Oct 17, 2023
    $630,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3161245
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Ingrid L Montgomery MD, MPH, PLLC / Physician
    • Uscape Rejuvenation LLC / Spa & Massage Center
    • Jerome Dibella / Dental Office

    Property Details for 189 S Pearl St

    Year built
    1927
    Lot size
    0.19 lot acres
    Property size
    1,887 SF
    Zone code
    CO
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    392489 72.07-1-8
    APU
    392489720718

    Value 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

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Pearl River
    County
    Rockland
    State
    New York
    Longitude
    -74.026
    Latitude
    41.0526
    CBSA code
    35620
    CBSA name
    NEW YORK-NORTHERN NEW JERSEY-LONG ISLAND, NY-NJ-PA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $74,500
    $94,300
    $168,800
    -
    $209,093
    $264,665
    $473,758

    Comparable in this City

    • Value Estimation by Request
      1,728 SF

      95 Magnolia St

      OFFICE/RESIDENTIAL (MIXED USE) • 1,728 SF
      95 Magnolia St, Pearl River, NY 10965-2222
      View Details
    • Value Estimation by Request
      3,660 SF

      22-26 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,660 SF
      22-26 Main St, Pearl River, NY 10965
      View Details
    • Value Estimation by Request
      2,204 SF

      13 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,204 SF
      13 Main St, Pearl River, NY 10965-2318
      View Details
    • Value Estimation
      $2,935,000
      7,771 SF

      10 Main St, Unit 20

      OFFICE/RESIDENTIAL (MIXED USE) • 7,771 SF
      10 Main St, Pearl River, NY 10965-2425
      View Details
    • Value Estimation
      $2,120,000
      26,994 SF

      12-16 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 26,994 SF
      12-16 Main St, Pearl River, NY 10965
      View Details
    • Value Estimation
      $625,000
      7,412 SF

      59 Central Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 7,412 SF
      59 Central Ave, Pearl River, NY 10965
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      5,528 SF

      Mixed-Use Building in Downtown

      Mixed-use building with bar/restaurant and boarding house units.
      33 W Central Ave, Pearl River, NY 10965
      View Details
    • $1,350,000

      Victorian Multi-Family Investment Opportunity

      Charming 6-unit Victorian with development potential, convenient location.
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      Mixed-Use Investment Property on Acres

      Versatile income property with residential units, office, and development potential.
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    • Contact for pricing

      Versatile Mixed-Use Space Available

      Adaptable 7,000 SF space suitable for various commercial uses.
      164 S Pearl St, Pearl River, NY 10965
      View Details
    • $750,000

      Mixed-Use Building in Pearl River

      Fully leased mixed-use building with commercial and residential units.
      9 N Main St #9, Pearl River, NY 10965
      View Details

    Similar Nearby for Lease

    • $17 SF/Yr

      Pearl River Commercial Space

      Open concept space suitable for office, retail, or recreational use.
      164 S Pearl St, Pearl River, NY 10965
      View Details
    • $30 SF/Yr

      Medical Office Space Available

      Adaptable office space with treatment rooms and private office.
      180 E Central Ave, Pearl River, NY 10965
      View Details
    • $50 SF/Yr

      Turn-Key Retail/Office Space Available

      Prime corner location in Pearl River with drive-thru.
      230 N Middletown Rd, Pearl River, NY 10965
      View Details
    • $12,667 /Mo

      Pearl River Commercial Space Available

      Commercial space in Pearl River, multiple uses possible.
      6 E Dexter Plz, Pearl River, NY 10965
      View Details
    • $5,000 /Mo

      Downtown Pearl River Commercial Space

      Flexible commercial space in downtown Pearl River with high visibility.
      7 E Central Ave, Pearl River, NY 10965
      View Details
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    189 S Pearl St
    Pearl River, NY 10965
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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