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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    26 Middletown Rd Pearl River, NY 10965-2014

    • Grocery and convenience stores
    • 59,900 SF
    • 3.20 lot acres
    OFF-MARKET
    Value Estimations
    $11,780,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-1345295
    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

    • Wells Fargo ATM / Atm
    • Norman M. Wasserman, RPH / Pharmacy
    • ShopRite of Pearl River / Wholesale Grocer / Grocery Store
    • Primo Water Exchange / Bottled Water Supplier
    • ShopRite Pharmacy of Pearl River / Pharmacy / Drug Store

    Property Details for 26 Middletown Rd

    Year built
    1963
    Lot size
    3.20 lot acres
    Property size
    59,900 SF
    Zone code
    CC
    Property type
    Grocery and convenience stores
    APN
    392489 69.13-1-9
    APU
    392489691319

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $14,060,000
      6.5%
      $12,980,000
      7%
      $12,050,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $10,583,000
      Market price range: $2.93M - $10.6M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $7,675,000
      Current use
      RESTAURANT
      $11,605,000
      Change: +51% Conversion: Easy
      OFFICE BUILDING
      $10,800,000
      Change: +41% Conversion: Easy
      AUTO REPAIR, GARAGE
      $10,010,000
      Change: +30% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Pearl River
    County
    Rockland
    State
    New York
    Longitude
    -74.0118
    Latitude
    41.0608
    CBSA code
    35620
    CBSA name
    NEW YORK-NORTHERN NEW JERSEY-LONG ISLAND, NY-NJ-PA 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
    0
    $0.00
    $240,000
    $4,370,600
    $4,610,600
    -
    $673,590
    $12,266,629
    $12,940,219

    Comparable in this City

    • Value Estimation
      $660,000
      6,136 SF

      93 Middletown Rd

      FINANCIAL BUILDING • 6,136 SF
      93 Middletown Rd, Pearl River, NY 10965-2020
      View Details
    • Value Estimation by Request
      2,560 SF

      130 Central Ave

      RETAIL STORES (PERSONAL SERVICES) • 2,560 SF
      130 Central Ave, Pearl River, NY 10965-2564
      View Details
    • Value Estimation by Request
      5,528 SF

      33 Central Ave

      Individual retail properties • 5,528 SF
      33 Central Ave, Pearl River, NY 10965
      View Details
    • Value Estimation
      $925,000
      6,568 SF

      1 Central Ave

      FINANCIAL BUILDING • 6,568 SF
      1 Central Ave, Pearl River, NY 10965-2305
      View Details
    • Value Estimation
      $670,000
      3,669 SF

      105 Central Ave

      FINANCIAL BUILDING • 3,669 SF
      105 Central Ave, Pearl River, NY 10965-2325
      View Details
    • Value Estimation by Request
      2,080 SF

      11 Pearl St

      SHOW ROOM, WAREHOUSE • 2,080 SF
      11 Pearl St, Pearl River, NY 10965-2100
      View Details

    Similar Nearby for Sale

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      5,528 SF

      Downtown Pearl River Mixed-Use Gem

      Restaurant, Bar, & Rental Units - $1.295M
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    • $750,000

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      Fully leased mixed-use building in a prime Pearl River location.
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      Pearl River Coffee Shop Business

      Newly renovated coffee shop with European pastries for sale.
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    • $275,000

      Turnkey Restaurant/Bar in Pearl River

      Turnkey restaurant/bar with seating for 90 in Pearl River.
      50 E Central Ave, Pearl River, NY 10965
      View Details
    • $825,000

      Pearl River Mixed-Use Investment

      High-visibility mixed-use property in Pearl River's vibrant downtown district.
      23 23, Pearl River, NY 10965
      View Details
    • $825,000
      6,500 SF

      Mixed-Use Investment in Pearl River

      High-visibility mixed-use property in downtown Pearl River, NY.
      23 N Main St, Pearl River, NY 10965
      View Details

    Similar Nearby for Lease

    • $4,750 /Mo

      Downtown Pearl River Commercial Space

      Flexible commercial space in downtown Pearl River with high visibility.
      7 E Central Ave, Pearl River, NY 10965
      View Details
    • $1,075 /Mo
      8,712 SF

      Pearl River Commercial Rental Space

      Commercial space for lease in the heart of Pearl River.
      36-40 Franklin Ave, Pearl River, NY 10965
      View Details
    • $5,000 /Mo

      Downtown Pearl River Commercial Space

      Flexible commercial space in downtown Pearl River with high visibility.
      7 E Central Ave, Pearl River, NY 10965
      View Details
    • $2,000 /Mo

      Retail Space in Downtown Location

      First floor retail space with parking in downtown Pearl River.
      19 N William St, Pearl River, NY 10965
      View Details
    • $30 SF/Yr
      57,217 SF

      Pearl River Retail Center Investment

      High-traffic retail space available.
      100 Middletown Rd, Pearl River, NY 10965
      View Details
    • $4,000 /Mo

      Pearl River Office Space Available

      Office space for rent in Pearl River, New York.
      77 E Central Ave, Pearl River, NY 10965
      View Details
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    26 Middletown Rd
    Pearl River, NY 10965-2014
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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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