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Property profile & analytics
OFF-MARKET
Estimated value
$1,590,000
Warehouses
106 Sleepy Holw Dr Middletown, DE 19709-9191
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US17-0497559
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2004
Construction
CONCRETE
Total area
12,000 SF
Lot
1 ac (43,560 SF)
Zoning code
23M-I
APN
23-021.00-122
UPID
US17-0497559
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
-
Allied Precision Inc Industrial Manufacturer
-
Cahill Electrical Contractors, Inc. Electrical Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.97M
CAP Approach
CAP
$1.44M
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.59M
Owner & transaction history
Allied Properties Plus LLC · 4 yrs held
Allied Properties Plus LLC
since 2021
Last sale
$1.6M
5 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
$1,960,000
ML approach
$1,970,000
CAP Approach
CAP Return
Estimation
6%
$1,560,000
6.5%
$1,440,000
7%
$1,335,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,650,000
Current use
Blend value · Realmo final
$1.59M
Range $1.43M – $1.75M · ±10% · vs last sale $1.55M (Jul 26 2021)
Last sale anchor
$1.55M
Jul 26 2021
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
$133 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$8,520
Tax year 2024
Assessed value
$231,300
Assessed 2024
Previous assessed
$231,300
+0.0% YoY
Effective rate
3.68%
On assessed value
Assessed land
$43,600
Assessed improvement
$187,700
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2004
Construction
CONCRETE
Heating
YES
Cooling
YES
Stories
1
Total area
12,000 SF
Lot
1 ac (43,560 SF)
Zoning code
23M-I
APN
23-021.00-122
UPID
US17-0497559
Jurisdiction
NEW CASTLE
Metro division
WILMINGTON, DE-MD-NJ METROPOLITAN DIVISION
Zoning & alternative use
23M-I · Middletown, DE
Zoning 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
Middletown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.7M
WAREHOUSE, STORAGE Current
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
CONCRETE
Heating
YES
Cooling
Yes
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Allied Properties Plus LLC
Entity
Mailing address
106 SLEEPY HOLW DR STE C, MIDDLETOWN, DE 19709-9191
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2021
$1,550,000
Allied Properties Plus LLC
Cahill II LLC
Deed
$1,240,000 · Cnb
Nov 25, 2019
—
Cahill II LLC
—
Deed
related
$650,000 · Cnb
Dec 12, 2008
$1,175,000
Cahill II LLC
Jch Holdings LLC
Deed
$940,000 · Wilmington Savings Fund Society Fsb
Dec 9, 2008
—
Jch Holdings LLC
Sleepy Hollow Associates LLC
Grant Deed
—
Jun 16, 2004
$235,000
Sleepy Hollow Assocs LLC
U4ea LLC
Grant Deed
$758,000 · Wilmington Savings Fund Societ
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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