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Property profile & analytics
OFF-MARKET
Estimated value
$2,185,000
Retail space
323 Charles St Middletown, OH 45042-2142
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-5959097
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1919
Total area
4,050 SF
Lot
0.1 ac (4,550 SF)
APN
Q6532-026.000-083
UPID
US66-5959097
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
$2.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.19M
Owner & transaction history
Alexander Middletown LLC · 4 yrs held
Alexander Middletown LLC
since 2022
Last sale
$2.3M
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
Method
Estimation
Statistic approach
$2,145,000
ML approach
$2,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.19M
Range $1.97M – $2.40M · ±10% · vs last sale $2.25M (Jul 5 2022)
Last sale anchor
$2.25M
Jul 5 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
$540 / 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
$509
Tax year 2023
Assessed value
$8,480
Assessed 2023
Previous assessed
$8,480
+0.0% YoY
Effective rate
6.00%
On assessed value
Assessed land
$1,230
Assessed improvement
$7,250
Land market value
$3,500
Improvement market value
$20,710
Total market value
$24,210
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1919
Heating
NONE
Cooling
NONE
Stories
2
Total area
4,050 SF
Lot
0.1 ac (4,550 SF)
APN
Q6532-026.000-083
UPID
US66-5959097
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
1919
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Alexander Middletown LLC
Entity
Mailing address
2749 HAMILTON RD, LEBANON, OH 45036-8856
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 5, 2022
$2,254,891
Alexander Middletown LLC
Merg Properties LLC
Warranty Deed
$3,658,031 · Merg Properties LLC
Nov 24, 2014
—
Merg Properties LLC
Newkirk,alan M & Marlene A
Quit Claim Deed
related
—
Nov 24, 2014
$21,500
Merg Properties LLC
Poynter,james R
Grant Deed
—
Oct 27, 2006
$5,000
Kevin R Parker
Citibank NA
Grant Deed
related
—
Mar 12, 2004
—
Fenceline Ltd
Poynter,james R
Warranty Deed
related
—
Mar 12, 2004
$70,000
James R Poynter
Buckeye Glass Block Of S W Oh INC
Grant Deed
related
—
Jan 9, 2003
—
Buckeye Glass Block Of Swo
Newkirk,alan
Quit Claim Deed
related
—
—
—
Alan Newkirk
—
Deed Of Trust
related
$61,578 · Associates Financial Services
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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