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Property profile & analytics
FOR SALE
Investment properties
357 E Main St Middletown, NY 10940
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-5902152
For Sale
1 / 24
$880,000
357 E Main St, Middletown, NY 10940
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2010
Total area
3,192 SF
Lot
1 ac (43,560 SF)
Zoning code
HC
APN
335200 74-10-7.2
UPID
US63-5902152
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
-
Rhinebeck Bank Bank Loan Service
-
David Curry, VP Commercial Lender- Hudson Valley West Loan Service Bank
-
Miing Porta Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$694k
Blend (final)
Blend
$820k
Owner & transaction history
Phat Farm LLC · 3 yrs held
Phat Farm LLC
since 2022
Last sale
$800,000
4 recorded transactions
Zoning & alternative use
HC · Middletown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$660,000
+34.5%
Office building
$605,000
+24.0%
Auto repair, garage
$535,000
+8.8%
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
$850,000
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$660,000
Change: +34% · Conversion: Easy
OFFICE BUILDING
$605,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$535,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$820k
Range $738k – $902k · ±10% · vs last sale $800k (Dec 8 2022)
Last sale anchor
$800k
Dec 8 2022
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
$257 / 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
$114,300
Assessed 2023
Previous assessed
$114,300
+0.0% YoY
Assessed land
$23,300
Assessed improvement
$91,000
Land market value
$160,695
Improvement market value
$627,605
Total market value
$788,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
2010
Heating
STEAM
Cooling
CENTRAL
Buildings
1
Stories
1
Rooms
5
Bathrooms
1
Total area
3,192 SF
Lot
1 ac (43,560 SF)
Zoning code
HC
APN
335200 74-10-7.2
UPID
US63-5902152
Jurisdiction
ORANGE
Zoning & alternative use
HC · Middletown, NY
Zoning HC · permitted uses
HC · 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
RETAIL STORES
Est. value
$660,000
OFFICE BUILDING
Est. value
$605,000
AUTO REPAIR, GARAGE
Est. value
$535,000
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2010
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
1
Rooms
5
Bathrooms
1
Lot
1 ac
Current owner
From public records · entity-resolved
Phat Farm LLC
Entity
Free & Clear · 3 yrs held
Mailing address
6786 WOLFE CT, REX, GA 30273-1759
Ownership since
2022
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
Dec 8, 2022
$800,000
Phat Farm LLC
Heritage Financial Cu
Deed
—
Jan 24, 2014
—
Hudson Heritage FCU
Hudson Heritage FCU
Quit Claim Deed
related
—
Jun 20, 2008
—
Mpo FCU
Mpo FCU
Quit Claim Deed
related
—
May 5, 2008
$525,000
Mpo FCU
Worthen,mary F
Grant Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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