Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    95 Rte 304 Pearl River, NY 10965
    Back to Search
    Property profile & analytics

    95 Rte 304, Pearl River, NY 10965

    View on Map
    • Investment properties
    • 0.33 lot acres
    Off-Market
    Property ID
    US63-3915273
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Investment properties

    Property Details for 95 Rte 304

    Lot size
    0.33 lot acres
    Zone code
    CO
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    392489 68.19-4-17
    APU
    3924896819417

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    — — Larry Palumbo JR. — Deed Of Trust · related $267k · Clarkstown Heating & Air Condi
    — — Dan-cor Realty Co LLC — Deed Of Trust · related $100k · Putnam County Savings Bank
    — — Dan-cor Realty Co LLC — Loan Modification, Consolidation And Extension · related $200k · Putnam Cnty Svgs Bk
    — — Dan-cor Realty Co LLC — Deed Of Trust · related $50k · Putnam Cnty Svgs Bk
    — — Dan-cor Realty Co LLC — Deed Of Trust · related $103k · Dennis Mckenzie
    — — Dan-cor Realty Co LLC — Deed Of Trust · related $150k · Putnam County Savings Bank
    — — Dan-cor Realty Co LLC — Deed Of Trust · related $100k · Putnam County Savings Bank

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Pearl River
    County
    Rockland
    State
    New York
    Longitude
    -74.0248
    Latitude
    41.0554
    CBSA code
    35620
    CBSA name
    NEW YORK-NORTHERN NEW JERSEY-LONG ISLAND, NY-NJ-PA 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
    0
    $0.00
    $146,300
    $120,100
    $266,400
    -
    $410,609
    $337,076
    $747,685

    Comparable in this City

    • Value Estimation by Request
      0.14 Acres

      59 Central Ave

      STORE/OFFICE (MIXED USE)
      59 Central Ave, Pearl River, NY 10965-2306
      View Details
    • Value Estimation by Request
      0.37 Acres

      38 Middletown Rd

      STORE/OFFICE (MIXED USE)
      38 Middletown Rd, Pearl River, NY 10965-2064
      View Details
    • Value Estimation
      $1,010,000
      11,426 SF

      77 Middletown Rd, Unit 91

      STORE/OFFICE (MIXED USE)
      77 Middletown Rd, Pearl River, NY 10965-2000
      View Details
    • Value Estimation
      $670,000
      6,562 SF

      73 Pearl St

      STORE/OFFICE (MIXED USE)
      73 Pearl St, Pearl River, NY 10965-2235
      View Details
    • Value Estimation
      $800,000
      4,650 SF

      51-53 Central Ave

      STORE/OFFICE (MIXED USE)
      51-53 Central Ave, Pearl River, NY 10965
      View Details
    • Value Estimation
      $1,250,000
      0.13 Acres

      22-24 Central Ave

      STORE/OFFICE (MIXED USE)
      22-24 Central Ave, Pearl River, NY 10965
      View Details

    Similar Nearby for Sale

    • $1,350,000

      Victorian Multi-Family Investment Opportunity

      Charming 6-unit Victorian with development potential, convenient location.
      247 N Middletown Rd, Pearl River, NY 10965
      View Details
    • Contact for pricing
      5,528 SF

      Mixed-Use Building in Downtown

      Mixed-use building with bar/restaurant and boarding house units.
      33 W Central Ave, Pearl River, NY 10965
      View Details
    • $3,300,000

      Mixed-Use Investment Property on Acres

      Versatile income property with residential units, office, and development potential.
      249 N Middletown Rd, Pearl River, NY 10965
      View Details
    • $750,000

      Mixed-Use Building in Pearl River

      Fully leased mixed-use building with commercial and residential units.
      9 N Main St #9, Pearl River, NY 10965
      View Details
    • $825,000

      Pearl River Mixed-Use Investment

      High-visibility mixed-use property in Pearl River's vibrant downtown district.
      23 23, Pearl River, NY 10965
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      4,000 SF

      Industrial Space in Pearl River

      2 Million SF industrial space on 207 acres.
      123 Pasteur Rd, Pearl River, NY 10965
      View Details
    • $50 SF/Yr

      Turn-Key Retail/Office Space Available

      Prime corner location in Pearl River with drive-thru.
      230 N Middletown Rd, Pearl River, NY 10965
      View Details
    • $12,667 /Mo

      Pearl River Commercial Space Available

      Commercial space in Pearl River, multiple uses possible.
      6 E Dexter Plz, Pearl River, NY 10965
      View Details
    • $3,500 /Mo

      Pearl River Retail Space Available

      Former dance studio in high-traffic Pearl River location.
      46 E Central Ave, Pearl River, NY 10965
      View Details
    • $5,000 /Mo

      Downtown Pearl River Commercial Space

      Flexible commercial space in downtown Pearl River with high visibility.
      7 E Central Ave, Pearl River, NY 10965
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    95 Rte 304
    Pearl River, NY 10965
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    95 Rte 304, Pearl River, NY, 10965
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!