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Property profile & analytics
OFF-MARKET
Estimated value
$9,650,000
Refrigerated & Cold Storage
260 Ballard Rd Middletown, NY 10941-3035
Entity Owned
12-yr Hold
Free & Clear
Property ID
US63-4094453
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1984
Total area
160,430 SF
Lot
26.8 ac (1,167,408 SF)
Zoning code
ENT-L
APN
335200 60-1-120.1
UPID
US63-4094453
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
-
Coordinated Strategic Alliances Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.39M
Blend (final)
Blend
$9.65M
Owner & transaction history
Matrix 260 Ballard LLC · 12 yrs held
Matrix 260 Ballard LLC
since 2013
4 recorded transactions
Zoning & alternative use
ENT-L · Middletown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$15.1M
+9.1%
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
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$13,885,000
Current use
INDUSTRIAL (GENERAL)
$15,140,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$9.65M
Range $8.69M – $10.62M · ±10%
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
$60 / 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
$1,336,000
Assessed 2023
Previous assessed
$1,336,000
+0.0% YoY
Assessed land
$273,600
Assessed improvement
$1,062,400
Land market value
$1,886,898
Improvement market value
$7,326,902
Total market value
$9,213,800
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
1984
Heating
NONE
Buildings
1
Stories
2
Total area
160,430 SF
Lot
26.8 ac (1,167,408 SF)
Zoning code
ENT-L
APN
335200 60-1-120.1
UPID
US63-4094453
Jurisdiction
ORANGE
Zoning & alternative use
ENT-L · Middletown, NY
Zoning ENT-L · permitted uses
ENT-L · 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
$13.9M
INDUSTRIAL (GENERAL)
Est. value
$15.1M
WAREHOUSE, STORAGE Current
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
2
Buildings
1
Lot
26.8 ac
Current owner
From public records · entity-resolved
Matrix 260 Ballard LLC
Entity
Free & Clear · 12 yrs held
Mailing address
4000TH FORSGATE DR, CRANBURY, NJ 08512
Ownership since
2013
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
Nov 1, 2016
—
Matrix 260 Ballard LLC
—
Deed
related
$7,600,000 · Tristate Cap Bk
Dec 20, 2013
$4,366,110
Matrix 260 Ballard LLC
Ballard Road Holdings LLC
Grant Deed
related
—
Mar 22, 2010
$22,733,895
Sprealty Associates II LLC
Ballard Road Hldgs Ll
Grant Deed
—
—
—
Matrix 260 Ballard LLC
—
Loan Modification, Consolidation And Extension
related
$7,600,000 · Tristate Cap Bk
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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