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Property profile & analytics
OFF-MARKET
Estimated value
$1,990,000
Manufacturing properties
1701 Reinartz Blvd Middletown, OH 45042-2127
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US66-2842840
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1960
Total area
166,823 SF
Lot
3.5 ac (152,460 SF)
APN
Q6532-011.000-002
UPID
US66-2842840
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
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$1.99M
Owner & transaction history
Ads Manufacturing Ohio LLC · 11 yrs held
Ads Manufacturing Ohio LLC
since 2015
7 recorded transactions
Zoning & alternative use
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.99M
Range $1.79M – $2.19M · ±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
$12 / 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
$3,829
Tax year 2023
Assessed value
$63,790
Assessed 2023
Previous assessed
$63,790
+0.0% YoY
Effective rate
6.00%
On assessed value
Assessed land
$28,810
Assessed improvement
$34,980
Land market value
$82,320
Improvement market value
$99,950
Total market value
$182,270
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1960
Heating
HOT WATER
Cooling
NONE
Buildings
2
Stories
4
Units
1
Total area
166,823 SF
Lot
3.5 ac (152,460 SF)
APN
Q6532-011.000-002
UPID
US66-2842840
Jurisdiction
BUTLER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1960
Heating
HOT WATER
Cooling
Yes
Stories
4
Buildings
2
Units
1
Lot
3.5 ac
Current owner
From public records · entity-resolved
Ads Manufacturing Ohio LLC
Entity
Mailing address
1701 REINARTZ BLVD, MIDDLETOWN, OH 45042-2127
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
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
Mar 2, 2015
—
Ads Manufacturing Ohio LLC
City Of Middletown
Quit Claim Deed
related
—
Nov 20, 2003
$330,000
Midd Commons LLC
Miamipackaging Corp
Grant Deed
—
Jun 9, 2000
—
Miami Packaging In
—
Deed Of Trust
related
$1,500,000 · Bank One NA
Jun 8, 1998
—
Miami Packaging INC
—
Deed Of Trust
related
$7,000,000 · Bank One NA
—
—
Midd Commons LLC
—
Deed Of Trust
related
$425,000 · Wesbanco Bank INC
—
—
Miami Packaging INC
—
Deed Of Trust
related
$1,500,000 · Bank One NA
—
—
Miami Packaging INC
—
Deed Of Trust
related
$2,000,000 · Bank One 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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