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Property profile & analytics
OFF-MARKET
Estimated value
$1,870,000
Office buildings
726 Main St Middletown, NY 10940-2653
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-3659733
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1973
Total area
14,166 SF
Lot
6.1 ac (265,716 SF)
APN
335200 78-1-40.1
UPID
US63-3659733
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
-
LK Pediatric Therapy PT, OT and SLP, PLLC Physician
-
Robert J. Gutowski, RPH Pharmacy
-
Middletown Vet Center Community Center Social Service Agency
-
Realty Promotions Real Estate Agency
-
WILLCARE Home Health Care Service Nursing Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.98M
Blend (final)
Blend
$1.87M
Owner & transaction history
726 Main Sunshine LLC · 3 yrs held
726 Main Sunshine LLC
since 2022
Last sale
$1.6M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.9M
+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
$2,040,000
ML approach
$2,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,695,000
Current use
RETAIL STORES
$2,925,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,365,000
Change: -12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,175,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.87M
Range $1.68M – $2.06M · ±10% · vs last sale $1.64M (Aug 9 2022)
Last sale anchor
$1.64M
Aug 9 2022
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
$132 / 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
$288,000
Assessed 2023
Previous assessed
$288,000
+0.0% YoY
Assessed land
$46,800
Assessed improvement
$241,200
Land market value
$322,757
Improvement market value
$1,663,443
Total market value
$1,986,200
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1973
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
14,166 SF
Lot
6.1 ac (265,716 SF)
APN
335200 78-1-40.1
UPID
US63-3659733
Jurisdiction
ORANGE
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
OFFICE BUILDING Current
Est. value
$2.7M
RETAIL STORES
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (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
1973
Heating
NONE
Cooling
Yes
Stories
2
Lot
6.1 ac
Current owner
From public records · entity-resolved
726 Main Sunshine LLC
Entity
Mailing address
543 BEDFORD AVE, BROOKLYN, NY 11211-8511
Ownership since
2022
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
Oct 28, 2022
—
726 Main Sunshine LLC
—
Deed
related
$900,000 · Orange B&t Co
Aug 9, 2022
$1,636,000
726 Main Sunshine LLC
Crystal River Corp
Deed
$1,700,000 · Wolf Strong LLC
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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