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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Specialty properties
189 Wawayanda Ave, Middletown, NY 10940-6819
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-6097637
Property profile
Verified
Property type
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Year built
1957
Total area
4,474 SF
Lot
0.82 ac (35,840 SF)
Zoning code
R1
APN
335200 69-1-20.1
UPID
US63-6097637
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
-
Middletown Veterinary Hospital: Freestone Jennifer DVM Veterinary Clinic
-
Middletown Veterinary Hospital: Timmins Jessica DVM Veterinary Clinic
-
Yelena Berlinrut, DVM Veterinary Clinic
-
Middletown Veterinary Hospital: Susen Elizabeth DVM Veterinary Clinic
-
Middletown Veterinary Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$575k
Owner & transaction history
Vet Middletown 1 LLC · 2 yrs held
Vet Middletown 1 LLC
since 2024
Last sale
$575,000
3 recorded transactions
Zoning & alternative use
R1 · Middletown, 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 Middletown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middletown 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
$575,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$595,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$480,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$465,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$395,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$380,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $575k (Feb 26 2024)
Last sale anchor
$575k
Feb 26 2024
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
$129 / 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
$107,200
Assessed 2023
Previous assessed
$107,200
+0.0% YoY
Assessed land
$16,100
Assessed improvement
$91,100
Land market value
$111,033
Improvement market value
$628,267
Total market value
$739,300
Applied tax rate
330,900.0000
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
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Status
Off-Market
Year built
1957
Heating
NONE
Buildings
1
Stories
2
Total area
4,474 SF
Lot
0.82 ac (35,840 SF)
Zoning code
R1
APN
335200 69-1-20.1
UPID
US63-6097637
Jurisdiction
ORANGE
Zoning & alternative use
R1 · Middletown, NY
Zoning R1 · permitted uses
R1 · Middletown, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middletown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$595,000
OFFICE BUILDING
Est. value
$480,000
AUTO REPAIR, GARAGE
Est. value
$465,000
RETAIL STORES
Est. value
$395,000
MEDICAL BUILDING
Est. value
$380,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
1957
Heating
NONE
Stories
2
Buildings
1
Lot
0.82 ac
Current owner
From public records · entity-resolved
Vet Middletown 1 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
189 E MAIN ST, CHARLOTTESVILLE, VA 22902-5223
Ownership since
2024
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
Feb 26, 2024
$575,000
Vet Middletown 1 LLC
Tintle Prop LLC
Deed
—
Oct 6, 2006
—
Tintle Properties LLC
Tintle,kevin L
Quit Claim Deed
related
—
—
—
Kevin L Tintle
—
Deed Of Trust
related
$110,000 · Orange County (ny)
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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