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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    85 Crystal Run Rd Middletown, NY 10941-7001

    • Office buildings
    • 170,000 SF
    • 20.60 lot acres
    OFF-MARKET
    Value Estimations
    $17,775,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3009200
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • ACCES-VR / Rehabilitation Center
    • Elevance Health / Insurance Agency

    Property Details for 85 Crystal Run Rd

    Year built
    1989
    Lot size
    20.60 lot acres
    Property size
    170,000 SF
    Zone code
    O/R
    Property type
    Office buildings
    APN
    335200 60-1-50.21
    APU
    3352006015021

    Description

    This premier Class A, four-story medical office building, totaling 164,070 square feet, offers 87,461 square feet of immediately available space in multiple suites ranging from 3,500 to 42,631 contiguous square feet. Located in the Crystal Run Corporate Park in Orange County, New York, this property boasts a highly desirable location at the intersection of I-84 and Route 17, providing exceptional access to a large workforce pool. Built in 1990 and extensively renovated in 2022, the building features a 14-foot ceiling height, 2000 KVA power capacity (11.5 watts/sf), and elevators. The 20.6-acre site offers ample parking with a generous 4.9 spaces per 1,000 square feet. The property is zoned O/R and includes 807 parking spaces. Turnkey suites are available, accommodating over 500 employees with existing furniture in place. This exceptional opportunity presents a unique chance to secure high-quality office space in a thriving commercial and medical corridor within one of New York State's fastest-growing counties. The building has five total suites. Virtual tours are available for several suites.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $20,615,000
      Market price range: $20.6M - $45.3M

    • Alternative Use

      Use
      Estimation
      AUTO REPAIR, GARAGE
      $28,385,000
      COMMERCIAL (GENERAL)
      $27,455,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Middletown
    County
    Orange
    State
    New York
    Longitude
    -74.361
    Latitude
    41.4499
    CBSA code
    39100
    CBSA name
    POUGHKEEPSIE-NEWBURGH-MIDDLETOWN, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2021
    $0.00
    $184,800
    $1,525,900
    $1,710,700
    -
    $1,274,479
    $10,523,421
    $11,797,900

    Comparable in this City

    • Value Estimation by Request
      0.69 Acres

      75 Crystal Run Rd

      OFFICE BUILDING • 0.69 Acres
      75 Crystal Run Rd, Middletown, NY 10941-7000
      View Details
    • Value Estimation
      $14,210,000
      94,124 SF

      95 Crystal Run Rd

      PROFESSIONAL BUILDING • 94,124 SF
      95 Crystal Run Rd, Middletown, NY 10941-7001
      View Details
    • Value Estimation by Request
      1,360 SF

      75 Crystal Run Rd

      OFFICE BUILDING • 1,360 SF
      75 Crystal Run Rd, Middletown, NY 10941-7000
      View Details
    • Value Estimation
      $1,300,000
      6,959 SF

      185 Rykowski Ln

      PROFESSIONAL BUILDING • 6,959 SF
      185 Rykowski Ln, Middletown, NY 10941-4055
      View Details
    • Value Estimation
      $1,515,000
      10,336 SF

      633 Rte 211th E

      OFFICE BUILDING • 10,336 SF
      633 Rte 211th E, Middletown, NY 10941-1780
      View Details
    • Value Estimation
      $1,750,000
      15,660 SF

      643 Rte 211th E

      OFFICE BUILDING • 15,660 SF
      643 Rte 211th E, Middletown, NY 10941-1749
      View Details

    Similar Nearby for Sale

    • $985,000

      High-Visibility Office Building For Sale

      Prime commercial property on Route 211 with high traffic.
      593 Route 211, Middletown, NY 10941
      View Details
    • $2,995,000
      16,938 SF

      Three-Story Office Building on Route 211

      Three-story office building on 1.5 acres near Route 17.
      633 Route 211 E, Middletown, NY 10941
      View Details
    • $500,000
      Pending

      Middletown Land Approved Development

      Approved land for office/day care development in Wallkill, Middletown.
      Fortune Rd E, Middletown, NY 10941
      View Details
    • $1,350,000
      Pending

      Middletown Development Site For Sale

      17.7-acre development site near Galleria Mall and Route 211.
      Industrial Dr, Middletown, NY 10941
      View Details
    • Contact for pricing
      72,000 SF

      Renovated Industrial Building Near Galleria

      72,000 SF industrial building near Galleria at Crystal Run.
      53 Smith Rd, Middletown, NY 10941
      View Details
    • $1,350,000

      Development Site Near Galleria Mall

      Development site with water and sewer access near Galleria Mall.
      Industrial Dr, Middletown, NY 10941
      View Details

    Similar Nearby for Lease

    • $1,550 /Mo

      High Visibility Storefront on Route

      Storefront with high visibility, accessibility, and ample natural light.
      2466 Route 302, Middletown, NY 10941
      View Details
    • $1,400 /Mo

      Versatile Mixed Use Office Space

      Mixed-use space on Route 211, Middletown, near amenities.
      1050 Route 211 E, Middletown, NY 10941
      View Details
    • $2,053 /Mo

      Middletown Office Space for Rent

      Office suite with private restroom and ample natural light.
      192 Tower Dr, Middletown, NY 10941
      View Details
    • $1,810 /Mo

      Class A Office Space Middletown

      Class A office space in Middletown, all inclusive lease.
      192 Tower Dr, Middletown, NY 10941
      View Details
    • $26 SF/Yr
      1,657 SF

      Middletown Office Space Available

      Office space available for lease in Middletown, New York.
      90 Crystal Run Rd, Middletown, NY 10941
      View Details
    • New
      $2,800 /Mo
      106,400 SF

      Versatile Commercial Space, High Visibility

      Adaptable commercial property in high-traffic area, ideal for various businesses.
      790 Route 211 E, Middletown, NY 10941
      View Details
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    85 Crystal Run Rd
    Middletown, NY 10941-7001
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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