Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$4,180,000
Manufacturing properties
401 Middletown Rd Pearl River, NY 10965-1298
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-4069073
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2000
Total area
57,447 SF
Lot
180.2 ac (7,849,512 SF)
Zoning code
LI
APN
392489 68.08-1-1
UPID
US63-4069073
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
-
Pearl River Laboratories Laboratory
-
Armistead Mechanical Inc General Contractor Construction Company
-
PEARL RIVER STUDIOS Film Production
-
Dope Diagnostics Medical Laboratory
-
Momentive Performance Materials USA LLC Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.56M
Comparable Approach
Comparable
$5.84M
Blend (final)
Blend
$4.18M
Owner & transaction history
Pearl River Campus LLC · 10 yrs held
Pearl River Campus LLC
since 2015
4 recorded transactions
Zoning & alternative use
LI · Pearl River, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pearl River submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pearl River 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%
$6,025,000
6.5%
$5,560,000
7%
$5,165,000
Blend value · Realmo final
$4.18M
Range $3.76M – $4.60M · ±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
$73 / 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
Property tax & assessments
Assessed value
$50,000,000
Assessed 2023
Previous assessed
$51,868,800
-3.6% YoY
Assessed land
$18,020,000
Assessed improvement
$31,980,000
Land market value
$50,575,358
Improvement market value
$89,755,824
Total market value
$140,331,182
Applied tax rate
392,008.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2000
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
57,447 SF
Lot
180.2 ac (7,849,512 SF)
Zoning code
LI
APN
392489 68.08-1-1
UPID
US63-4069073
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
LI · Pearl River, NY
Zoning LI · permitted uses
LI · Pearl River, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pearl River. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2000
Heating
NONE
Cooling
Yes
Stories
2
Lot
180.2 ac
Current owner
From public records · entity-resolved
Pearl River Campus LLC
Entity
Mailing address
4020 KINROSS LKS PKWY STE #200, RICHFIELD, OH 44286-9249
Ownership since
2015
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 26, 2019
—
County Of Rockland Indl Dev Agcy
—
Grant Deed
related
$59,857,200 · Acore Cap Mtg LP
Nov 27, 2019
—
Pearl River Campus LLC
—
Grant Deed
related
$15,461,649 · Acore Cap Mtg LP
Nov 25, 2015
$244,564,100
Pearl River Campus LLC
Wyeth Holdings LLC
Trustees Deed
$90,000,000 · Keybank USA
—
—
Pearl River Campus LLC
—
Loan Modification
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?”
You own 401 Middletown Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
