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Property profile & analytics
OFF-MARKET
Estimated value
$955,000
Retail space
2890 Main St Middletown, OH 45044-2800
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US66-2431179
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Total area
14,496 SF
Lot
6.62 ac (288,498 SF)
APN
C1710-018.000-102
UPID
US66-2431179
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
$945k
Comparable Approach
Comparable
$922k
Blend (final)
Blend
$955k
Owner & transaction history
Keycraft Holdings LLC · 2 yrs held
Keycraft Holdings LLC
since 2023
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+114.0%
Office building
$850,000
+20.4%
Warehouse, storage
$715,000
+1.4%
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 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%
$1,025,000
6.5%
$945,000
7%
$880,000
Alternative Use
Use
Estimation
RETAIL STORES
$705,000
Current use
AUTO REPAIR, GARAGE
$1,510,000
Change: +114% · Conversion: Difficult
OFFICE BUILDING
$850,000
Change: +20% · Conversion: Easy
WAREHOUSE, STORAGE
$715,000
Change: +1% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$675,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$955k
Range $860k – $1.05M · ±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
$66 / 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
$12,841
Tax year 2023
Assessed value
$214,370
Assessed 2023
Previous assessed
$103,010
+108.1% YoY
Effective rate
5.99%
On assessed value
Assessed land
$30,430
Assessed improvement
$183,940
Land market value
$86,930
Improvement market value
$525,530
Total market value
$612,460
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1986
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
14,496 SF
Lot
6.62 ac (288,498 SF)
APN
C1710-018.000-102
UPID
US66-2431179
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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$705,000
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$850,000
WAREHOUSE, STORAGE
Est. value
$715,000
INDUSTRIAL (GENERAL)
Est. value
$675,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1986
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Lot
6.62 ac
Current owner
From public records · entity-resolved
Keycraft Holdings LLC
Entity
Mailing address
2890 S MAIN ST, MIDDLETOWN, OH 45044-2800
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2026
—
Keycraft Holdings LLC
—
Deed
related
$120,000 · Wesbanco Bank INC
Sep 12, 2025
—
Keycraft Holdings LLC
—
Deed
related
$1,400,000 · Wesbanco Bank INC
Dec 22, 2023
—
Keycraft Holdings LLC
Prms Investment Properties LLC
Warranty Deed
$1,393,000 · The Huntington National Bank
Sep 6, 2023
—
Prms Investment Properties LLC
—
Deed
related
$408,637 · First National Bank Of Germantown
Oct 20, 2015
$360,000
Prms Investment Properties LLC
Halsey Myers INC
Warranty Deed
$405,000 · First Nat'l Bk/germantown
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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