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    Property profile & analytics

    256 Main St Middletown, NY 10940-4057

    • Investment properties
    • 0.08 lot acres
    OFF-MARKET
    Last Sale
    Dec 02, 2020
    $460,000
    Value Estimations
    $560,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0817187
    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

    • Evolution Beauty Bar / Beauty Salon

    Property Details for 256 Main St

    Lot size
    0.08 lot acres
    Zone code
    C-2
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    330900 36-5-1
    APU
    3309003651

    Description

    This exceptional Middletown, NY property at 256 E Main St offers a unique blend of residential and commercial income streams. The 3,937 square foot, two-story building features four units: one storefront currently leased to a salon, and three additional apartments. The property sits on a ground lease and is classified as mixed-use, multifamily, and retail. The asking price is $750,000. Each residential unit is designed for comfort and functionality, with spacious layouts and ample natural light. The prime location in a bustling area ensures high visibility and foot traffic for the retail space, while residents enjoy easy access to amenities. The existing structure presents a strong income stream, with potential for further upside through additional development (subject to city approval). This represents a versatile investment opportunity with significant potential for growth and return. The property is situated in Orange County, NY, zip code 10940. This is a rare opportunity to acquire a well-located, income-producing property in a thriving New York market.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $560,000
      ML approach
      $535,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Middletown
    County
    Orange
    State
    New York
    Longitude
    -74.4081
    Latitude
    41.4456
    CBSA code
    39100
    CBSA name
    POUGHKEEPSIE-NEWBURGH-MIDDLETOWN, NY 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
    2021
    $0.00
    $5,800
    $32,400
    $38,200
    -
    $58,000
    $324,000
    $382,000

    Comparable in this City

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      1-5 Montgomery St 5th Robert St

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      150-152 Nn St

      OFFICE/RESIDENTIAL (MIXED USE) • 0.19 Acres
      150-152 Nn St, Middletown, NY 10940
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      $280,000
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      47 Cottage 47th 12

      OFFICE/RESIDENTIAL (MIXED USE) • 0.15 Acres
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    • Value Estimation
      $270,000
      0.02 Acres

      5 Ss St

      OFFICE/RESIDENTIAL (MIXED USE) • 0.02 Acres
      5 Ss St, Middletown, NY 10940-5801
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    • Value Estimation
      $290,000
      0.05 Acres

      32-34 Nn St

      OFFICE/RESIDENTIAL (MIXED USE) • 0.05 Acres
      32-34 Nn St, Middletown, NY 10940
      View Details

    Similar Nearby for Sale

    • $300,000
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      Mixed-Use Building in Middletown, NY

      Three-story mixed-use building in downtown Middletown, NY for sale.
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      Mixed-Use Property on Route 211

      Retail, warehouse, and residential space on the Miracle Mile.
      27 Maltese Dr, Middletown, NY 10940
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      0.04 Acres

      Mixed-Use Building in Middletown, NY

      Mixed-use building with apartments and restaurant in Middletown's commercial district.
      39 W Main St, Middletown, NY 10940
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    • $979,000
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      Mixed-Use Property with Income Potential

      Mixed-use property featuring office, garage, and three fully rented apartments.
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      Mixed-use property with retail, office space, and development potential.
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      Updated Mixed-Use Building For Sale

      Renovated mixed-use building with apartments and retail in Middletown, NY.
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    Similar Nearby for Lease

    • $1,500 /Mo
      750 SF

      Commercial Space in Middletown, NY

      Commercial space in a fast-developing downtown area with high visibility.
      125 Wickham Ave, Middletown, NY 10940
      View Details
    • $10 SF/Yr
      3,264 SF

      Versatile Warehouse and Office Space

      Ample storage and office space suitable for various business needs.
      34 Cottage St, Middletown, NY 10940
      View Details
    • $1,800 /Mo
      1,500 SF

      Professional Office Suite For Lease

      Move-in ready office suite with five private offices available for lease.
      19 Dewitt St, Middletown, NY 10940
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      1,680 SF

      Updated Medical Office Space

      Updated medical office space near Garnett Medical Center and Touro College.
      18 Ridge St, Middletown, NY 10940
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    • $1,600 /Mo
      2,157 SF

      Versatile Rental Space in Middletown

      Adaptable space near highways and retail, ideal for business.
      22 John St, Middletown, NY 10940
      View Details
    • $12 SF/Yr
      8,500 SF

      Prime Middletown Retail Space

      8,500 SF Retail Space - High Traffic
      341 State Rte 211, Mechanicstown, NY 10940
      View Details
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    256 Main St
    Middletown, NY 10940-4057
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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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