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Property profile & analytics
OFF-MARKET
Estimated value
$1,860,000
Hotels
178 Rte 9th E Wilmington, VT 05363-9655
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US89-0326910
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1915
Construction
FRAME
Total area
12,744 SF
Lot
13.9 ac (605,484 SF)
Zoning code
CM
APN
(242) 02121096.000
UPID
US89-0326910
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
$1.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.86M
Owner & transaction history
Raymond Holdings LLC · 5 yrs held
Raymond Holdings LLC
since 2020
Last sale
$1.8M
5 recorded transactions
Zoning & alternative use
CM · Wilmington, VT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+44.7%
Auto repair, garage
$1.3M
+39.9%
Restaurant
$1.2M
+32.1%
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 Wilmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wilmington 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
$2,090,000
ML approach
$1,945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,340,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,295,000
Change: +40% · Conversion: Difficult
RESTAURANT
$1,225,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$1.86M
Range $1.67M – $2.05M · ±10% · vs last sale $1.82M (Jan 4 2022)
Last sale anchor
$1.82M
Jan 4 2022
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
$146 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$34,559
Tax year 2022
Assessed value
$1,696,890
Assessed 2023
Previous assessed
$1,696,890
+0.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$400,790
Assessed improvement
$1,296,100
Applied tax rate
242.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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-RESORT
Status
Off-Market
Year built
1915
Construction
FRAME
Heating
NONE
Stories
2
Total area
12,744 SF
Lot
13.9 ac (605,484 SF)
Zoning code
CM
APN
(242) 02121096.000
UPID
US89-0326910
Jurisdiction
WILMINGTON
Zoning & alternative use
CM · Wilmington, VT
Zoning CM · permitted uses
CM · Wilmington, VT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wilmington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
1915
Construction
FRAME
Heating
NONE
Stories
2
Lot
13.9 ac
Current owner
From public records · entity-resolved
Raymond Holdings LLC
Entity
Free & Clear · 5 yrs held
Mailing address
36 N LA RUE DR STE #302, HUNTINGTON, NY 11743-2502
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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 27, 2020
—
Raymond Holdings LLC
Robert Grinold
Grant Deed
related
—
Jul 20, 2018
—
Robert Grinold
Owner Name Unavailable
Grant Deed
related
—
Jun 19, 2015
$1,475,000
Hermitage Inn R & E Holidng Co L
Black Dog Hospitality LLC
Grant Deed
—
Jun 29, 2009
$1,400,000
Black Dog Hospitality LLC
Phanton Preston LLC
Grant Deed
—
Jun 29, 2009
—
Black Dog Hospitality LLC
—
Deed Of Trust
$50,000 · Phantom Preston LLC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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