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    275 Middletown Rd Pearl River, NY 10965-1188
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    Property profile & analytics

    275 Middletown Rd Pearl River, NY 10965-1188

    View on Map
    • Office buildings
    • 23,366 SF
    • 1.80 lot acres
    Off-Market
    Property ID
    US63-0330918
    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.
    Value Estimations
    $6,505,000
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Cornerstone Speech and Language Center / Physician
    • Brown Brown & Kane LLP / Law Firm
    • Estate Planning Council of Rockland County / Consultant
    • Kurzmann Law Offices / Law Firm
    • Dr. Paras / Physician

    Property Details for 275 Middletown Rd

    Year built
    2000
    Lot size
    1.80 lot acres
    Property size
    23,366 SF
    Zone code
    CO
    Property type
    Office buildings
    APN
    392489 68.12-3-25
    APU
    3924896812325

    Description

    This exceptional turnkey office suite, totaling 500 square feet, is situated within a recently renovated Class B office building in the desirable Pearl River submarket of Rockland County. The property boasts a convenient location just off Route 304 on heavily trafficked North Middletown Road, ensuring high visibility and accessibility. The suite itself is a well-appointed two-room space, perfect for a variety of professional uses, including traditional office, executive office, or medical office settings. The building features a substantial amount of on-site parking, with a total of 60 spaces available for tenants and their clients. This ensures ample parking for both staff and visitors. The building is zoned CO, reflecting its suitability for commercial office use. The property is a multi-tenant building, offering a collaborative and professional environment. Utilities are proportionally shared amongst the tenants. This move-in ready space presents a fantastic opportunity for businesses seeking a well-located, functional, and conveniently equipped office space in a thriving Rockland County community. The two-story building provides a comfortable and efficient workspace. One space is currently available.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Pearl River
    County
    Rockland
    State
    New York
    Longitude
    -74.0136
    Latitude
    41.0691
    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
    $150,300
    $975,550
    $1,125,850
    -
    $421,836
    $2,738,001
    $3,159,837

    Comparable in this City

    • Value Estimation by Request
      0.08 Acres

      180 Central Ave, Unit 102

      PROFESSIONAL BUILDING • 0.08 Acres
      180 Central Ave, Pearl River, NY 10965-2537
      View Details
    • Value Estimation by Request
      0.08 Acres

      180 Central Ave, Unit 205

      PROFESSIONAL BUILDING • 0.08 Acres
      180 Central Ave, Pearl River, NY 10965-2537
      View Details
    • Value Estimation
      $795,000
      2,616 SF

      50 Washington Ave

      OFFICE BUILDING • 2,616 SF
      50 Washington Ave, Pearl River, NY 10965-2308
      View Details
    • Value Estimation
      $1,025,000
      1,606 SF

      300 Middletown Rd Ste, Unit 4

      OFFICE BUILDING • 1,606 SF
      300 Middletown Rd Ste, Pearl River, NY 10965-1295
      View Details
    • Value Estimation
      $1,220,000
      3,551 SF

      30-34 Franklin Ave

      OFFICE BUILDING • 3,551 SF
      30-34 Franklin Ave, Pearl River, NY 10965
      View Details
    • Value Estimation
      $3,730,000
      11,670 SF

      72 Main St

      OFFICE BUILDING • 11,670 SF
      72 Main St, Pearl River, NY 10965
      View Details

    Similar Nearby for Sale

    • $699,000
      0.19 Acres

      Renovated Office Building on Route 304

      Professional office building suitable for medical, spa, or salon use.
      189 S Pearl St, 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
    • $719,000

      Renovated Professional Office Building

      Professional office building in Pearl River, suitable for various businesses.
      189 S Pearl St, Pearl River, NY 10965
      View Details

    Similar Nearby for Lease

    • $21 SF/Yr
      200,279 SF

      Premier Office Park in Pearl River

      Amenity-rich office park with recent capital improvements and convenient location.
      1 Blue Hill Plz, Pearl River, NY 10965
      View Details
    • $50 SF/Yr

      Turn-Key Retail/Office Space Available

      Prime corner location in Pearl River with drive-thru.
      230 N Middletown Rd, Pearl River, NY 10965
      View Details
    • $12,667 /Mo

      Pearl River Commercial Space Available

      Commercial space in Pearl River, multiple uses possible.
      6 E Dexter Plz, 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
    Request Owner's contact information
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    275 Middletown Rd
    Pearl River, NY 10965-1188
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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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    275 Middletown Rd, Pearl River, NY, 10965
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