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Property profile & analytics
OFF-MARKET
Estimated value
$2,250,000
Office Spaces
102 Sleepy Holw Dr Middletown, DE 19709-5841
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US17-0243030
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2004
Construction
BRICK
Total area
10,479 SF
Lot
1.89 ac (82,328 SF)
Zoning code
23M-I
APN
23-021.00-120
UPID
US17-0243030
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
-
Dr. Jeena M. Jolly, DDS Dental Office
-
Jolly Smiles Dental Office
-
Dr. Kevin T. Geffe Physician
-
Jennifer LaRusso, DO Physician Medical Clinic
-
Gerard Gerry Stroup Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.65M
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$2.25M
Owner & transaction history
Conventry Prop Hldgs LLC · 7 yrs held
Conventry Prop Hldgs LLC
since 2018
7 recorded transactions
Zoning & alternative use
23M-I · Middletown, DE
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,780,000
6.5%
$1,645,000
7%
$1,525,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,935,000
Current use
RETAIL STORES
$2,400,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$2.25M
Range $2.03M – $2.48M · ±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
$215 / 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
$28,733
Tax year 2023
Assessed value
$928,400
Assessed 2023
Previous assessed
$928,400
+0.0% YoY
Effective rate
3.09%
On assessed value
Assessed land
$82,300
Assessed improvement
$846,100
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2004
Construction
BRICK
Heating
YES
Cooling
YES
Stories
2
Total area
10,479 SF
Lot
1.89 ac (82,328 SF)
Zoning code
23M-I
APN
23-021.00-120
UPID
US17-0243030
Jurisdiction
NEW CASTLE
Metro division
WILMINGTON, DE-MD-NJ METROPOLITAN DIVISION
Zoning & alternative use
23M-I · Middletown, DEZoning 23M-I · permitted uses
23M-I · Middletown, DE
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
$2.9M
RETAIL STORES
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2004
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
2
Lot
1.89 ac
Current owner
From public records · entity-resolved
Conventry Prop Hldgs LLC
Entity
Mailing address
212 SAMMONS POND DR, MIDDLETOWN, DE 19709-8897
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2018
$3,900,000
Conventry Prop Hldgs LLC
Bunker Hill Partners LLC
Grant Deed
—
Aug 3, 2018
—
Bunker Hill Cap Invs LLC
Coventry Property Holdings L
Grant Deed
$2,925,000 · Shore United Bk
Apr 21, 2017
—
Bunker Hill Partners LLC
—
Deed
related
$2,800,000 · Artisans Bank
Oct 19, 2012
$84,800
Department Of Transportation
Bunker Hill Partners LLC
Grant Deed
—
Dec 13, 2004
—
Bunker Hill Partners LLC
—
Trustees Deed
related
$2,620,000 · Wilmington Savings Fund Societ
—
—
Bunker Hill Partners LLC
—
Deed Of Trust
related
$3,080,000 · Pnc Bank
—
—
Bunker Hill Captial Invs LLC
—
Deed Of Trust
related
$2,925,000 · Shore United Bk
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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