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Property profile & analytics
OFF-MARKET
Estimated value
$9,380,000
Office buildings
100 Brickhill Ave South Portland, ME 04106-1999
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US42-0144331
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
55,607 SF
Lot
2.96 ac (128,938 SF)
Zoning code
TIFD
APN
SPOR M:044 L:303
UPID
US42-0144331
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
$13.07M
Comparable Approach
Comparable
$9.43M
Blend (final)
Blend
$9.38M
Owner & transaction history
Castlebrook LLC · 12 yrs held
Castlebrook LLC
since 2014
3 recorded transactions
Zoning & alternative use
TIFD · South Portland, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.0M
+17.6%
Retail stores
$11.3M
+10.6%
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 South Portland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Portland 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%
$14,150,000
6.5%
$13,065,000
7%
$12,130,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,195,000
Current use
COMMERCIAL (GENERAL)
$11,990,000
Change: +18% · Conversion: Easy
RETAIL STORES
$11,280,000
Change: +11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$8,330,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$9.38M
Range $8.44M – $10.32M · ±10%
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
$169 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$122,922
Tax year 2023
Assessed value
$8,693,200
Assessed 2023
Previous assessed
$8,443,800
+3.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,248,100
Assessed improvement
$7,445,100
Applied tax rate
71,990.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
1
Total area
55,607 SF
Lot
2.96 ac (128,938 SF)
Zoning code
TIFD
APN
SPOR M:044 L:303
UPID
US42-0144331
Jurisdiction
SOUTH PORTLAND
Zoning & alternative use
TIFD · South Portland, ME
Zoning TIFD · permitted uses
TIFD · South Portland, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Portland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.2M
COMMERCIAL (GENERAL)
Est. value
$12.0M
RETAIL STORES
Est. value
$11.3M
INDUSTRIAL (GENERAL)
Est. value
$8.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (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
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
1
Lot
2.96 ac
Current owner
From public records · entity-resolved
Castlebrook LLC
Entity
Mailing address
91 AUBURN STJ1026, PORTLAND, ME 04103-6008
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2014
—
Castlebrook LLC
—
Grant Deed
related
$6,200,000 · Androscoggin Bk
Nov 21, 2013
—
Castlebrook LLC
—
Deed Of Trust
related
$7,000,000 · Gorham Savings Bank
Jun 6, 2005
—
Castlebrook LLC
—
Deed Of Trust
related
$5,482,038 · Td Bank NA
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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