494 N Middletown Rd Pearl River, NY 10965
Office buildings
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Entity Owned
~
Est. High Equity
For Lease
$4,500/Mo
494 N Middletown Rd, Pearl River, NY 10965
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Estimated value (blended)
$515k
Range $464k – $567k (±10%)
Property ID
US63-2384263
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1970
Total area
1,436 SF
Lot
0.16 ac (6,970 SF)
Zoning code
CO
APN
392489 64.17-3-37
UPID
US63-2384263
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Firm
-
(Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$515k
Owner & transaction history
since 2026
Last sale
$475,000
4 recorded transactions
Zoning & alternative use
CO · Pearl River, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$515k
Value range
$464k – $567k
±10% around blend
Estimated value / SF
$359 / SF
Confidence
High
6 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
60
$464k
blend $515k
$567k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,436 SF
Lot area
0.16 ac
Year built
1970
Stories
1
APN
392489 64.17-3-37
Assessed value
$166,200
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$564k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.3 mi away · 1,800 SF
13.4 mi away · 1,327 SF
19.4 mi away · 1,132 SF
24.7 mi away · 1,732 SF
24.8 mi away · 1,164 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$515k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 35 sales
$730
-51%
County 105 sales
$517
-31%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $359/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$475k
Move the market yield to see immediate price impact.
Value / SF
$331
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$30k
$599k
$427k
$333k
$33k
$665k
$475k
$369k
$37k
$732k
$522k
$406k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$510k
7.4 mi · Mar 2026 · $370/SF
Property tax & assessments
Property tax & assessments
Assessed value
$166,200
Assessed 2023
Previous assessed
$166,200
+0.0% YoY
Assessed land
$33,600
Assessed improvement
$132,600
Land market value
$94,303
Improvement market value
$372,158
Total market value
$466,461
Applied tax rate
392,008.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Lease
Year built
1970
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
1,436 SF
Lot
0.16 ac (6,970 SF)
Zoning code
CO
APN
392489 64.17-3-37
UPID
US63-2384263
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
CO · Pearl River, NYZoning CO · permitted uses
CO · Pearl River, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CO
Jurisdiction
Pearl River, NY
Recorded code
CO
Ownership Intelligence
Find the owner behind the property.
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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