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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Turn key restaurants
23 Crystal Run Xing, Middletown, NY 10941-4044
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US63-0498220
Property summary
AI-generated overview
This 6,960-square-foot fast-casual restaurant building in Middletown, Orange County, NY, presents a prime opportunity. Located at the intersection of I-84 and NY-17, this single-tenant property boasts exceptional visibility from NY-17 (I-86) and benefits from high traffic counts (NY-17: 70,490 AADT; I-84: 49,695 AADT). The site features a prominent pylon sign and is conveniently situated adjacent to three hotels, within the medical corridor, and near other successful casual dining establishments including Outback Steakhouse, Chili's Grill, D'Lux Diner, Starbucks, and Dunkin' Donuts. The 1.933-acre lot includes 151 parking spaces. The property is zoned for Office & Research and has an APN of 33520007800000010807000000. Taxes are $9.93 per square foot. The Crystal Run Galleria and Garnet Health Medical Center are nearby demand generators. Easy highway access via Crystal Run Crossing ensures convenient ingress and egress. This is a turnkey opportunity for a new franchise restaurant concept.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2002
Total area
6,960 SF
Lot
1.8 ac (78,408 SF)
Zoning code
O/R
APN
335200 78-1-80.7
UPID
US63-0498220
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
-
TGI Fridays Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.36M
Owner & transaction history
Middleyork LLC · 24 yrs held
Middleyork LLC
since 2002
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
O/R · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.50M (Feb 5 2026)
Last sale anchor
$1.50M
Feb 5 2026
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
$195 / 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
$432,000
Assessed 2023
Previous assessed
$432,000
+0.0% YoY
Assessed land
$126,000
Assessed improvement
$306,000
Land market value
$868,962
Improvement market value
$2,110,338
Total market value
$2,979,300
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2002
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
6,960 SF
Lot
1.8 ac (78,408 SF)
Zoning code
O/R
APN
335200 78-1-80.7
UPID
US63-0498220
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.
Building & site characteristics
From public records
Year built
2002
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.8 ac
Current owner
From public records · entity-resolved
Middleyork LLC
Entity
Mailing address
44 COCOANUT ROW #8, PALM BEACH, FL 33480-4069
Ownership since
2002
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
May 1, 2002
$1,227,630
Middleyork LLC
Tgi Fridays INC
Grant Deed
$859,339 · Hudson River Bank & Trust Co
May 1, 2001
$1,225,000
Tgi Fridays INC
Pcm Development Co
Grant Deed
—
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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