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Property profile & analytics
OFF-MARKET
Estimated value
$4,755,000
Warehouses
190 Crystal Run Rd Middletown, NY 10941-4029
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-3038256
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Total area
41,400 SF
Lot
4 ac (174,240 SF)
Zoning code
O/R
APN
335200 60-1-14.1
UPID
US63-3038256
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
-
All State Distributors NE Inc Grocery & Convenience Store Distribution Center
-
Maximm Cable Electronics & Wireless Store
-
All State Dist Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.12M
CAP Approach
CAP
$6.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.76M
Owner & transaction history
Set Holdings LLC · 4 yrs held
Set Holdings LLC
since 2021
Last sale
$4.5M
3 recorded transactions
Zoning & alternative use
O/R · Middletown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.9M
+119.9%
Auto repair, garage
$6.9M
+92.9%
Commercial (general)
$6.7M
+86.6%
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
$4,905,000
ML approach
$5,115,000
CAP Approach
CAP Return
Estimation
6%
$6,835,000
6.5%
$6,310,000
7%
$5,860,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,585,000
Current use
OFFICE BUILDING
$7,880,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,915,000
Change: +93% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,685,000
Change: +87% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,905,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$4.76M
Range $4.28M – $5.23M · ±10% · vs last sale $4.50M (Oct 7 2021)
Last sale anchor
$4.50M
Oct 7 2021
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
$115 / 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
$390,000
Assessed 2023
Previous assessed
$390,000
+0.0% YoY
Assessed land
$40,000
Assessed improvement
$350,000
Land market value
$275,867
Improvement market value
$2,413,833
Total market value
$2,689,700
Applied tax rate
333,001.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Heating
NONE
Buildings
1
Stories
1
Total area
41,400 SF
Lot
4 ac (174,240 SF)
Zoning code
O/R
APN
335200 60-1-14.1
UPID
US63-3038256
Jurisdiction
ORANGE
Zoning & alternative use
O/R · Middletown, NY
Zoning O/R · permitted uses
O/R · 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
WAREHOUSE, STORAGE Current
Est. value
$3.6M
OFFICE BUILDING
Est. value
$7.9M
AUTO REPAIR, GARAGE
Est. value
$6.9M
COMMERCIAL (GENERAL)
Est. value
$6.7M
INDUSTRIAL (GENERAL)
Est. value
$3.9M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1984
Heating
NONE
Stories
1
Buildings
1
Lot
4 ac
Current owner
From public records · entity-resolved
Set Holdings LLC
Entity
Mailing address
27 SUNRISE DR, MONSEY, NY 10952-3306
Ownership since
2021
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
Oct 7, 2021
$4,500,000
Set Holdings LLC
Nell All LLC
Deed
$3,150,000 · Bethpage FCU
Jan 20, 2009
$2,400,000
Nell All LLC
Ware-in LLC
Grant Deed
—
Jun 9, 2005
—
Ware-in LLC
Haies Jay
Warranty 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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