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Property profile & analytics
FOR LEASE
Office buildings
420 E Main St 1, Middletown, NY 10940
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-2389390
For Lease
1 / 8
$3,500/Mo
420 E Main St,Unit 1, Middletown, NY 10940
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
5,952 SF
Lot
1.1 ac (47,916 SF)
Zoning code
R1
APN
335200 73-1-1.21
UPID
US63-2389390
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
-
Dr. Alfred Sorrentino, MD Physician
-
The Orange Regional Family Program for Alcoholism and Chemical Dependency Medical Clinic
-
Dr. Michael B. Stone, MD Physician
-
Donnell Hill Foster Care Service Social Service Agency
-
William Fitzhenry Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.55M
CAP Approach
CAP
$1.64M
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.55M
Owner & transaction history
Nanature LLC · 2 yrs held
Nanature LLC
since 2024
Last sale
$1.6M
2 recorded transactions
Zoning & alternative use
R1 · Middletown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.8M
+61.8%
Retail stores
$1.2M
+8.4%
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
$1,550,000
ML approach
$1,550,000
CAP Approach
CAP Return
Estimation
6%
$1,770,000
6.5%
$1,635,000
7%
$1,520,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,135,000
Current use
RESTAURANT
$1,835,000
Change: +62% · Conversion: Moderate
RETAIL STORES
$1,230,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$995,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±10% · vs last sale $1.55M (Mar 12 2024)
Last sale anchor
$1.55M
Mar 12 2024
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
$260 / 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
$176,000
Assessed 2023
Previous assessed
$176,000
+0.0% YoY
Assessed land
$16,500
Assessed improvement
$159,500
Land market value
$113,794
Improvement market value
$1,100,006
Total market value
$1,213,800
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1988
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
5,952 SF
Lot
1.1 ac (47,916 SF)
Zoning code
R1
APN
335200 73-1-1.21
UPID
US63-2389390
Jurisdiction
ORANGE
Zoning & alternative use
R1 · Middletown, NY
Zoning R1 · permitted uses
R1 · 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
OFFICE BUILDING Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.8M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$995,000
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
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
1988
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Nanature LLC
Entity
Free & Clear · 2 yrs held
Mailing address
261 MADISON AVE, NEW YORK, NY 10016-2303
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2024
$1,550,000
Nanature LLC
420 E Main LLC
Deed
—
Jan 26, 2023
$1,100,000
420 E Main LLC
Jabella Realty Corp
Deed
$300,000 · Brucha Vyeshua Fdtn T
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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