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Property profile & analytics
OFF-MARKET
Community centers
2651 Breiel Blvd Middletown, OH 45044-7106
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US66-2492236
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1973
Total area
26,000 SF
Lot
3.36 ac (146,405 SF)
APN
Q6542-058.000-035
UPID
US66-2492236
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Winchester Clark LLC · 6 yrs held
Winchester Clark LLC
since 2020
Last sale
$375,000
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$6,744
Tax year 2023
Assessed value
$112,360
Assessed 2023
Previous assessed
$94,020
+19.5% YoY
Effective rate
6.00%
On assessed value
Assessed land
$58,820
Assessed improvement
$53,540
Land market value
$168,070
Improvement market value
$152,970
Total market value
$321,040
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1973
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
26,000 SF
Lot
3.36 ac (146,405 SF)
APN
Q6542-058.000-035
UPID
US66-2492236
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
1973
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.36 ac
Current owner
From public records · entity-resolved
Winchester Clark LLC
Entity
Mailing address
PO BOX 874, MIDDLETOWN, OH 45044-0874
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2020
$375,000
Winchester Clark LLC
Xin Xu
Warranty Deed
$300,000 · First Financial Bank
Feb 7, 2019
—
Dedicated Motivated LLC
—
Deed
related
$95,500 · First Fin'l Bk&tr
Feb 6, 2019
—
Dedicated Motivated LLC
—
Deed
related
$435,000 · Director/the Oh Dev Svcs Agcy
Mar 28, 2017
$70,000
Xin Xu
Grandview Buildings Supply INC
Warranty Deed
—
Feb 8, 2017
$175,000
Dedicated Motivated LLC
Grandview Buildings & Supply INC
Warranty Deed
$442,762 · First Financial Bank
Mar 30, 2015
$500,000
N Stock Box INC
Grandview Buildings & Supply INC
Warranty Deed
$448,000 · First Financial Bank NA
Jun 6, 2011
—
Building Grandview
—
Deed Of Trust
related
$2,123,056 · Citizens Bank & Trust Co
—
—
Dedicated Motivated LLC
—
Deed Of Trust
related
$435,000 · Director/the Oh Dev Svcs Agcy
—
—
Dedicated Motivated LLC
—
Loan Modification
related
$95,500 · First Fin'l Bk&tr
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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