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Property profile & analytics
OFF-MARKET
Estimated value
$5,310,000
Investment properties
9-11 Pearl St Port Chester, NY 10573
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-2038513
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Total area
22,500 SF
Lot
0.18 ac (7,687 SF)
Zoning code
C5 MIXED
APN
554801 142.30-2-1
UPID
US63-2038513
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
by Request
CAP Approach
CAP
$5.02M
Comparable Approach
Comparable
$5.22M
Blend (final)
Blend
$5.31M
Owner & transaction history
North Pearl Holding LLC · 3 yrs held
North Pearl Holding LLC
since 2022
Last sale
$5.5M
2 recorded transactions
Zoning & alternative use
C5 MIXED · Port Chester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$8.2M
+9.3%
Office building
$7.9M
+5.5%
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 Port Chester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Chester 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%
$5,435,000
6.5%
$5,015,000
7%
$4,660,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,485,000
Current use
WAREHOUSE, STORAGE
$8,180,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$7,900,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$5.31M
Range $4.78M – $5.84M · ±10% · vs last sale $5.50M (Nov 16 2022)
Last sale anchor
$5.50M
Nov 16 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
$236 / 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 2020Property tax & assessments
Tax year 2020
Assessed value
$808,100
Assessed 2023
Previous assessed
$808,100
+0.0% YoY
Assessed land
$363,100
Assessed improvement
$445,000
Land market value
$363,100
Improvement market value
$445,000
Total market value
$808,100
Applied tax rate
554,804.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1890
Heating
NONE
Buildings
1
Stories
3
Total area
22,500 SF
Lot
0.18 ac (7,687 SF)
Zoning code
C5 MIXED
APN
554801 142.30-2-1
UPID
US63-2038513
Jurisdiction
WESTCHESTER
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
C5 MIXED · Port Chester, NYZoning C5 MIXED · permitted uses
C5 MIXED · Port Chester, NY
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
COMMERCIAL (GENERAL) Current
Est. value
$7.5M
WAREHOUSE, STORAGE
Est. value
$8.2M
OFFICE BUILDING
Est. value
$7.9M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1890
Heating
NONE
Stories
3
Buildings
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
North Pearl Holding LLC
Entity
Free & Clear · 3 yrs held
Mailing address
146 E 37TH ST, NEW YORK, NY 10016-3108
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
Nov 16, 2022
$5,500,000
North Pearl Holding LLC
Macgro LLC
Bargain And Sale Deed
—
Jan 18, 2018
—
Macgro LLC
Occhicone,giuseppe
Quit Claim Deed
related
—
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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