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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Investment properties
20 Main St, Pearl River, NY 10965-2317
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-6224585
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1889
Total area
1,282 SF
Lot
0.1 ac (4,356 SF)
Zoning code
CS
APN
392489 68.16-6-68
UPID
US63-6224585
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
-
Ward Katherine A Medical Clinic
-
Sparkle SPA Alternative Medicine Practice Spa & Massage Center
-
DeBellis & Associates CPAs, PC Accounting Firm
-
Pennies From Heaven Hair Salon
-
Garbus Podiatry Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$645k
CAP Approach
CAP
$400k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$645k
Owner & transaction history
Debellis Holdings 2 LLC · 2 yrs held
Debellis Holdings 2 LLC
since 2024
Last sale
$645,000
4 recorded transactions
Zoning & alternative use
CS · Pearl River, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$935,000
+44.6%
Auto repair, garage
$735,000
+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
$645,000
ML approach
$645,000
CAP Approach
CAP Return
Estimation
6%
$435,000
6.5%
$400,000
7%
$370,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$645,000
Current use
OFFICE BUILDING
$935,000
Change: +45% · Conversion: Easy
AUTO REPAIR, GARAGE
$735,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $645k (Mar 11 2024)
Last sale anchor
$645k
Mar 11 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
$503 / 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
$149,500
Assessed 2023
Previous assessed
$149,500
+0.0% YoY
Assessed land
$18,200
Assessed improvement
$131,300
Land market value
$51,081
Improvement market value
$368,509
Total market value
$419,590
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
1889
Heating
HOT WATER
Stories
2
Bathrooms
2
Total area
1,282 SF
Lot
0.1 ac (4,356 SF)
Zoning code
CS
APN
392489 68.16-6-68
UPID
US63-6224585
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
CS · Pearl River, NY
Zoning CS · permitted uses
CS · 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
$645,000
OFFICE BUILDING
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$735,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1889
Heating
HOT WATER
Stories
2
Bathrooms
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Debellis Holdings 2 LLC
Entity
Mailing address
168 MAIN ST, GOSHEN, NY 10924-2116
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2024
$645,000
Debellis Holdings 2 LLC
20 N Main Street 1 LLC
Bargain And Sale Deed
$22,554 · Orange Bank & Trust Co
Feb 2, 2023
$630,000
20 N Main Street 1 LLC
20 North Main Street LLC
Bargain And Sale Deed
$472,500 · Orange Bank & Trust Co
Dec 22, 2004
$520,000
20 North Main Street LLC
Fevola,aleta
Grant Deed
—
—
—
20 North Main Street LLC
—
Deed Of Trust
related
$250,000 · Wells Fargo Bank
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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