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Property profile & analytics
OFF-MARKET
Estimated value
$10,500,000
Distribution centers
45 Turner Dr Middletown, NY 10941-2048
Individually Owned
19-yr Hold
Free & Clear
Property ID
US63-3295899
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2003
Total area
161,896 SF
Lot
10.4 ac (453,024 SF)
Zoning code
ENT-L
APN
335200 40-1-71
UPID
US63-3295899
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
-
Southern Wine & Spirits Big Box & Wholesale Store Distribution Center
-
Frito Lay Warehouse & Storage
-
Applied Medical, Middletown, NY Corporate Office
-
BFY Better for your brands Warehouse & Storage
-
MMI Agriculture Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.64M
Blend (final)
Blend
$10.50M
Owner & transaction history
Wallkill Seven · 19 yrs held
Wallkill Seven
since 2007
3 recorded transactions
Zoning & alternative use
ENT-L · Middletown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$15.3M
+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
$14,010,000
Current use
INDUSTRIAL (GENERAL)
$15,280,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$10.50M
Range $9.45M – $11.55M · ±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
$65 / 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
$1,656,700
Assessed 2023
Previous assessed
$1,656,700
+0.0% YoY
Assessed land
$78,000
Assessed improvement
$1,578,700
Land market value
$537,930
Improvement market value
$10,887,570
Total market value
$11,425,500
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2003
Heating
NONE
Buildings
1
Stories
2
Total area
161,896 SF
Lot
10.4 ac (453,024 SF)
Zoning code
ENT-L
APN
335200 40-1-71
UPID
US63-3295899
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
$14.0M
INDUSTRIAL (GENERAL)
Est. value
$15.3M
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
2003
Heating
NONE
Stories
2
Buildings
1
Lot
10.4 ac
Current owner
From public records · entity-resolved
Wallkill Seven
Individual
Free & Clear · 19 yrs held
Mailing address
2 PARK WAY #17, UPPER SADDLE RIVER, NJ 07458-2345
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2021
—
Joan Rojas
—
Deed
related
$231,129 · Mr Cooper
May 17, 2007
—
Wallkill Seven
45 Turner Drive LLC
Grant Deed
related
—
—
—
45 Turner Drive LLC
—
Deed Of Trust
related
$507,033 · Miscellaneous Ins Co
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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