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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Office Spaces
301 Breiel Blvd Middletown, OH 45042-3841
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US66-1631765
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1999
Total area
8,256 SF
Lot
0.82 ac (35,806 SF)
APN
Q6531-063.000-014
UPID
US66-1631765
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
$450k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$542k
Blend (final)
Blend
$635k
Owner & transaction history
301 Holding LLC · 5 yrs held
301 Holding LLC
since 2020
Last sale
$683,590
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$935,000
+203.2%
Neighborhood: shopping center
$915,000
+196.0%
Auto repair, garage
$860,000
+178.6%
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
$455,000
ML approach
$450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$935,000
Change: +203% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$915,000
Change: +196% · Conversion: Difficult
AUTO REPAIR, GARAGE
$860,000
Change: +179% · Conversion: Difficult
COMMERCIAL (GENERAL)
$655,000
Change: +113% · Conversion: Easy
RETAIL STORES
$555,000
Change: +80% · Conversion: Moderate
WAREHOUSE, STORAGE
$405,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $684k (Sep 3 2020)
Last sale anchor
$684k
Sep 3 2020
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
$77 / 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
$13,999
Tax year 2023
Assessed value
$233,240
Assessed 2023
Previous assessed
$233,240
+0.0% YoY
Effective rate
6.00%
On assessed value
Assessed land
$37,600
Assessed improvement
$195,640
Land market value
$107,420
Improvement market value
$558,970
Total market value
$666,390
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1999
Heating
HOT WATER
Cooling
CENTRAL
Stories
1
Total area
8,256 SF
Lot
0.82 ac (35,806 SF)
APN
Q6531-063.000-014
UPID
US66-1631765
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
MEDICAL BUILDING
Est. value
$935,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$915,000
AUTO REPAIR, GARAGE
Est. value
$860,000
COMMERCIAL (GENERAL)
Est. value
$655,000
RETAIL STORES
Est. value
$555,000
WAREHOUSE, STORAGE
Est. value
$405,000
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
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
1999
Heating
HOT WATER
Cooling
Yes
Stories
1
Lot
0.82 ac
Current owner
From public records · entity-resolved
301 Holding LLC
Entity
Mailing address
301 N BREIEL BLVD, MIDDLETOWN, OH 45042-3841
Mailing matches property
Yes
Owner-occupied
Yes
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2020
$683,590
301 Holding LLC
Gregory K Pratt
Warranty Deed
$673,643 · Gregory K Pratt
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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