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Property profile & analytics
OFF-MARKET
Estimated value
$8,260,000
Warehouses
63 Hillside Ave, Pearl River, NY 10965-1705
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-1627662
Property profile
Verified
Property type
Warehouses
Use group
BULK STORAGE, TANKS
Year built
2023
Total area
68,000 SF
Lot
6.99 ac (304,484 SF)
APN
392489 68.11-3-40
UPID
US63-1627662
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.75M
Blend (final)
Blend
$8.26M
Owner & transaction history
Tac Pearl River LLC · 5 yrs held
Tac Pearl River LLC
since 2021
Last sale
$5.8M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.2M
+5.6%
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
$10,585,000
ML approach
$11,470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WASTE DISPOSAL, SEWAGE (PROCESSING, DISPOSAL, STORAGE, TREATMENT)
$12,470,000
Current use
RESTAURANT
$13,175,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$12,260,000
Change: -2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,365,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$8.26M
Range $7.43M – $9.09M · ±10% · vs last sale $5.75M (May 17 2021)
Last sale anchor
$5.75M
May 17 2021
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
$121 / 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
$1,884,000
Assessed 2023
Previous assessed
$524,100
+259.5% YoY
Assessed land
$524,100
Assessed improvement
$1,359,900
Land market value
$1,470,951
Improvement market value
$3,816,728
Total market value
$5,287,679
Applied tax rate
392,408.0000
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
Warehouses
Use group
BULK STORAGE, TANKS
Status
Off-Market
Year built
2023
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
68,000 SF
Lot
6.99 ac (304,484 SF)
APN
392489 68.11-3-40
UPID
US63-1627662
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WASTE DISPOSAL, SEWAGE (PROCESSING, DISPOSAL, STORAGE, TREATMENT) Current
Est. value
$12.5M
RESTAURANT
Est. value
$13.2M
OFFICE BUILDING
Est. value
$12.3M
AUTO REPAIR, GARAGE
Est. value
$11.4M
WASTE DISPOSAL, SEWAGE (PROCESSING, DISPOSAL, STORAGE, TREATMENT) Current
RESTAURANT
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
2023
Heating
NONE
Cooling
Yes
Stories
1
Lot
6.99 ac
Current owner
From public records · entity-resolved
Tac Pearl River LLC
Entity
Free & Clear · 5 yrs held
Mailing address
3565 PIEDMONT RD NE STE #200, ATLANTA, GA 30305-8202
Ownership since
2021
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
Mar 17, 2025
—
Tac Pearl River LLC
—
Deed
related
$7,145,653 · Amp Shc Mortgage Lender LLC
Aug 29, 2022
—
Tac Pearl River LLC
—
Deed
related
$16,761,793 · Fifth Third Bank
May 17, 2021
$5,750,000
Tac Pearl River LLC
Route 304 LLC
Bargain And Sale Deed
—
Mar 31, 2005
$1,700,000
Route 304 LLC
Wyeth Holdings Corp
Grant Deed
—
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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