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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Day care centers
18 Patrick Dr Westbrook, ME 04092-4807
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US42-0137869
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2004
Construction
STEEL FRAME
Total area
6,045 SF
Lot
1.4 ac (60,984 SF)
Zoning code
17
APN
WSBR M:042-B L:004-A
UPID
US42-0137869
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
-
Roselyn North Academy of Westbrook Daycare Center
-
After School Special High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$440k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$675k
Blend (final)
Blend
$560k
Owner & transaction history
Dawn Ct LLC · 3 yrs held
Dawn Ct LLC
since 2023
3 recorded transactions
Zoning & alternative use
17 · Westbrook, ME
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$795,000
+39.5%
Auto repair, garage
$720,000
+25.9%
Office building
$595,000
+4.4%
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 Westbrook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westbrook 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
$440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$570,000
Current use
RESTAURANT
$795,000
Change: +40% · Conversion: Difficult
AUTO REPAIR, GARAGE
$720,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$595,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$570,000
Change: +0% · Conversion: Difficult
RETAIL STORES
$540,000
Change: -6% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$510,000
Change: -11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$475,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$93 / 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
$16,193
Tax year 2023
Assessed value
$970,800
Assessed 2023
Previous assessed
$809,300
+20.0% YoY
Effective rate
1.67%
On assessed value
Assessed land
$328,200
Assessed improvement
$642,600
Applied tax rate
82,105.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2004
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Total area
6,045 SF
Lot
1.4 ac (60,984 SF)
Zoning code
17
APN
WSBR M:042-B L:004-A
UPID
US42-0137869
Jurisdiction
WESTBROOK
Zoning & alternative use
17 · Westbrook, ME
Zoning 17 · permitted uses
17 · Westbrook, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westbrook. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$570,000
RESTAURANT
Est. value
$795,000
AUTO REPAIR, GARAGE
Est. value
$720,000
OFFICE BUILDING
Est. value
$595,000
COMMERCIAL (GENERAL)
Est. value
$570,000
RETAIL STORES
Est. value
$540,000
INDUSTRIAL (GENERAL)
Est. value
$510,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$475,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Lot
1.4 ac
Current owner
From public records · entity-resolved
Dawn Ct LLC
Entity
Mailing address
163 W MAIN ST, YARMOUTH, ME 04096-8400
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2023
—
Dawn Court LLC
—
Deed
related
$125,000 · Me Exchange Svcs LLC
Jun 23, 2023
—
Dawn Ct LLC
Palmer Real Estate LLC
Warranty Deed
$4,520,000 · Bath Savings Institution
Jul 13, 2016
—
Palmer Real Estate LLC
Kiel LLC
Quit Claim Arm's Length For Ne States
—
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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