Entity Owned Property summary
AI-generated overview
This exceptional Middletown, Ohio property at 1636 Central Avenue presents a lucrative mixed-use investment opportunity. The 0.21-acre lot houses a single building encompassing 4,944 square feet of retail space currently operating at 100% occupancy, along with four residential units. This versatile property is ideally suited for a variety of uses, benefiting from its prime location in a retail-zoned area of Butler County. Convenient access to major roadways, including I-75 North, and proximity to Dayton Airport (36 miles) enhance its appeal. The thriving Middletown community boasts a population exceeding 12,500 and a median household income surpassing $54,000, indicating strong market potential. On-site parking is provided for tenants and customers with 10 spaces. This property offers a compelling blend of commercial and residential income streams, making it an attractive investment for discerning buyers seeking a high-return opportunity in a dynamic market. The asking price is $699,999.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1922
Total area
10,830 SF
Lot
0.1 ac (4,563 SF)
APN
Q6532-017.000-009
UPID
US66-0974963
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$645k
CAP Approach
CAP
$705k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$785k
Owner & transaction history
since 2025
7 recorded transactions
Zoning & alternative use
Top alternative use upside
Medical building
$990,000
+87.8%
Auto repair, garage
$980,000
+86.1%
Office building
$635,000
+20.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$785k
Value range
$707k – $864k
±10% around blend
Estimated value / SF
$72 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
30
$707k
blend $785k
$864k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
10,830 SF
Lot area
0.1 ac
Year built
1922
Stories
2
APN
Q6532-017.000-009
Assessed value
$25,160
Annual tax
$1,510
3
Income approach: direct capitalization
Partial preview
Income approach indication
$705k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$765k
@ 6.5% CAP return
$705k
@ 7% CAP return
$655k
4
Sales comparison
Partial preview
Sales approach indication
$374k
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
19.2 mi away · 9,850 SF
20.7 mi away · 13,710 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$785k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 32 sales
$49
+49%
County 219 sales
$71
+2%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $72/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+88%
vs current-use indication
Auto Repair, Garage
Office Building
Warehouse, Storage
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
5.90%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.90%
9.0%
NOI (est.)
$2k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$30k
Move the market yield to see immediate price impact.
Value / SF
$3
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.40%5.90%6.40%
$2k
$29k
$27k
$25k
$2k
$33k
$30k
$28k
$2k
$36k
$33k
$30k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$230k
11.9 mi · Oct 2025 · $20/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$1,510
Tax year 2023
Assessed value
$25,160
Assessed 2023
Previous assessed
$25,160
+0.0% YoY
Effective rate
6.00%
On assessed value
Assessed land
$3,990
Assessed improvement
$21,170
Land market value
$11,410
Improvement market value
$60,480
Total market value
$71,890
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1922
Heating
NONE
Cooling
NONE
Stories
2
Units
2
Bathrooms
4
Total area
10,830 SF
Lot
0.1 ac (4,563 SF)
APN
Q6532-017.000-009
UPID
US66-0974963
Jurisdiction
BUTLER
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1922
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Bathrooms
4
Lot
0.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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