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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Hotels
117 Sandhill Dr Middletown, DE 19709-5813
Entity Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US17-0205925
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2006
Construction
CONCRETE
Total area
10,577 SF
Lot
2.05 ac (89,298 SF)
Zoning code
23C-3
APN
23-021.00-118
UPID
US17-0205925
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
-
Hampton Inn Middletown Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
$905k
Comparable Approach
Comparable
$893k
Blend (final)
Blend
$900k
Owner & transaction history
Hub North LLC · 22 yrs held
Hub North LLC
since 2004
5 recorded transactions
Zoning & alternative use
23C-3 · Middletown, DE
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+83.3%
Auto repair, garage
$1.3M
+81.1%
Restaurant
$1.1M
+60.8%
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
$710,000
CAP Approach
CAP Return
Estimation
6%
$980,000
6.5%
$905,000
7%
$840,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$705,000
Current use
COMMERCIAL (GENERAL)
$1,295,000
Change: +83% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,280,000
Change: +81% · Conversion: Difficult
RESTAURANT
$1,135,000
Change: +61% · Conversion: Difficult
RETAIL STORES
$950,000
Change: +34% · Conversion: Difficult
WAREHOUSE, STORAGE
$740,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$85 / 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
$70,892
Tax year 2023
Assessed value
$2,290,600
Assessed 2023
Previous assessed
$2,290,600
+0.0% YoY
Effective rate
3.09%
On assessed value
Assessed land
$89,300
Assessed improvement
$2,201,300
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2006
Construction
CONCRETE
Heating
YES
Cooling
YES
Stories
4
Total area
10,577 SF
Lot
2.05 ac (89,298 SF)
Zoning code
23C-3
APN
23-021.00-118
UPID
US17-0205925
Jurisdiction
NEW CASTLE
Metro division
WILMINGTON, DE-MD-NJ METROPOLITAN DIVISION
Zoning & alternative use
23C-3 · Middletown, DEZoning 23C-3 · permitted uses
23C-3 · 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
HOTEL/MOTEL Current
Est. value
$705,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RESTAURANT
Est. value
$1.1M
RETAIL STORES
Est. value
$950,000
WAREHOUSE, STORAGE
Est. value
$740,000
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
WAREHOUSE, STORAGE
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
2006
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
4
Lot
2.05 ac
Current owner
From public records · entity-resolved
Hub North LLC
Entity
Mailing address
222 S DUPONT HWY, DOVER, DE 19901-3797
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
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
Dec 8, 2016
—
New Hub LLC
—
Deed
related
$5,000,000 · M & T Bank
Apr 29, 2004
$10
Hub North LLC
Kramedas,gregory S & Avelina
Grant Deed
related
—
—
—
New Hub LLC
—
Deed Of Trust
related
$4,700,000 · Applied Bank
—
—
New Hub LLC
—
Deed Of Trust
related
$2,000,000 · Applied Bank
—
—
New Hub LLC
—
Deed Of Trust
related
$7,500,000 · Applied Bank
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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