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Property profile & analytics
OFF-MARKET
Specialty properties
32820 Watchtower Dr Selbyville, DE 19975-4276
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US17-0419257
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
2016
Construction
WOOD FRAME
Total area
2,138 SF
Lot
3.67 ac (159,865 SF)
Zoning code
MR
APN
533-20.00-142.00
UPID
US17-0419257
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
Kevin Chapman And Michele Chapman R · 1 yrs held
Kevin Chapman And Michele Chapman R
since 2024
7 recorded transactions
Zoning & alternative use
MR · Selbyville, DE
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
s and Residential Planned Community District § 200-34 R-3 Residential District. § 200-35 R-4 Residential District. § 200-36 Residential Planned Community (RPC) District. § 200-37 through § 200-41. (Reserved) Article VII MR Multifamily Residential District § 200-42 Purpose. § 200-43 Permitted uses. § 200-44 Permitted accessory uses. § 200-45 Conditional uses.…
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
21.72 ac
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 Selbyville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Selbyville 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
$1.00
Tax year 2023
Land market value
$33,000
Improvement market value
$600
Total market value
$33,600
Applied tax rate
1.0000
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
2016
Construction
WOOD FRAME
Heating
YES
Cooling
CENTRAL
Stories
2
Rooms
9
Total area
2,138 SF
Lot
3.67 ac (159,865 SF)
Zoning code
MR
APN
533-20.00-142.00
UPID
US17-0419257
Jurisdiction
SUSSEX
Zoning & alternative use
MR · Selbyville, DEZoning MR · permitted uses
MR · Selbyville, DE
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
s and Residential Planned Community District § 200-34 R-3 Residential District. § 200-35 R-4 Residential District. § 200-36 Residential Planned Community (RPC) District. § 200-37 through § 200-41. (Reserved) Article VII MR Multifamily Residential District § 200-42 Purpose. § 200-43 Permitted uses. § 200-44 Permitted accessory uses. § 200-45 Conditional uses. § 200-46 (Reserved) § 200-47 Permitted signs. § 200-48 Height, area and bulk requ
Zone name
Multifamily Residential
General category
RESIDENTIAL
Zone area
21.72 ac
Building & site characteristics
From public records
Year built
2016
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
2
Rooms
9
Lot
3.67 ac
Current owner
From public records · entity-resolved
Kevin Chapman And Michele Chapman R
Individual
Mailing address
32910 WATCHTOWER DR, SELBYVILLE, DE 19975-4278
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
54 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2024
—
Kevin Chapman And Michele Chapman R
Kevin Chapman
Deed
—
Dec 15, 2023
$1
Theodore J Shoneck
Theodore James Shoneck
Special Warranty Deed
related
—
Jun 6, 2023
$735,000
Jeffrey F Stander
Richard P Barton
Deed
—
Dec 28, 2022
—
Gregory B Thrasher And Victoria L T
Gregory B Thrasher
Deed
—
Nov 1, 2022
—
Yue Zheng
—
Deed
related
$106,900 · Citizens Bank
Nov 16, 2021
—
Yue Zheng
Yue Zheng
Deed
related
—
Apr 27, 2021
—
Jianhua Bi
—
Deed
related
$295,000 · Newrez LLC
Feb 1, 2021
—
Gregory S Smith
—
Deed
related
$469,500 · Amerisave Mortgage Corp
Oct 9, 2020
—
Lola Smith
—
Deed
related
$292,900 · Homeside Fin'l
Jul 23, 2020
$491,505
Kenneth J Elis
Bayville Communities LLC
Grant Deed
—
May 26, 2020
$596,344
Ronald J Rock
Bayville Communities LLC
Grant Deed
—
Aug 12, 2019
—
Christopher Ramsey
—
Deed
related
$472,500 · Nvr Mortgage Finance INC
Jun 28, 2019
$592,057
Bay Haven LLC
Bayvillb Communities LLC
Grant Deed
—
May 13, 2019
$561,270
Nvr INC
Bayville Communities LLC
Deed
—
Mar 1, 2019
$469,975
Nvr INC
Bayville Communities LLC
Grant Deed
—
Feb 5, 2019
—
Mary A Petrillo
—
Deed
related
$356,800 · Nvr Mortgage Finance INC
Dec 31, 2018
$436,900
Nvr INC
Bayville Communities LLC
Deed
—
Dec 21, 2018
$443,114
Daniel G Brickner SR
Bayville Communities LLC
Grant Deed
—
Dec 18, 2018
$654,194
Kristen A Bowdoin
Bayville Communities LLC
Grant Deed
$388,000 · Jp Morgan Chase Bk
Dec 17, 2018
$415,775
Richard J Huttenberger
Bayville Communities LLC
Grant Deed
$130,000 · Nvr Mtg Fin
Dec 11, 2018
$428,244
Richard K Green
Bayville Communities LLC
Grant Deed
—
Nov 30, 2018
$410,009
Georgia V S Cassedy
Bayville Communities LLC
Grant Deed
—
Oct 22, 2018
$472,780
Robert E&r M Chalmers T
Bayville Communities LLC
Deed
—
Oct 1, 2018
$415,665
Nvr INC
Bayville Communities LLC
Deed
—
May 8, 2018
$469,497
Yiuming R Kong
Bayville Communities LLC
Grant Deed
—
May 4, 2018
—
Overlook Condo
Bayville Communities LLC
Grant Deed
related
—
Apr 12, 2018
—
Nvr INC
Bayville Communites LLC
Quit Claim Deed
related
—
Apr 5, 2018
—
Jeanne Mcmahon
—
Deed
related
$453,100 · Nvr Mtg Fin
Mar 20, 2018
—
Nvr INC
Bayview Communites LLC
Quit Claim Deed
related
—
Feb 28, 2018
—
Michael Bruggeman
Bayville Communites LLC
Quit Claim Deed
related
—
Feb 5, 2018
$565,230
Theodore J Shoneck
Nvr INC
Condominium Deed
—
Feb 5, 2018
—
Shoneck Karen Bernier
—
Deed
related
$104,200 · Nvr Mtg Fin
Jan 31, 2018
$537,298
Lola Smith
Bayville Communities LLC
Condominium Deed
—
Jan 23, 2018
$495,470
Amy K Kennard
Bayville Communities LLC
Grant Deed
$396,300 · Nvr Mtg Fin
Jan 8, 2018
$423,502
George Halligan
Bayville Communities LLC
Deed
—
Dec 18, 2017
$580,113
Stephen M Bryson
Bayville Communities LLC
Condominium Deed
—
Dec 15, 2017
$421,740
Sharon Degrouchy
Bayville Communities LLC
Condominium Deed
—
Dec 11, 2017
$705,222
Christophger Getz
Bayville Communities LLC
Grant Deed
—
Dec 6, 2017
$441,466
Aileen E Stevens
Bayville Communities LLC
Grant Deed
—
Nov 30, 2017
$625,270
George Weinbrecht
Bayville Communities LLC
Grant Deed
$500,200 · Nvr Mtg Fin
Nov 16, 2017
$450,129
Eric Brooks
Bayville Communities LLC
Grant Deed
$360,000 · Nvr Mtg
Oct 27, 2017
—
Jianhua Hi
Bayville Communities LLC A Delaware
Deed
—
Sep 22, 2017
$630,389
Sneeringer Church Alison
Bayville Communities LLC
Grant Deed
—
Aug 31, 2017
—
James R Farnum JR.
—
Deed
related
$220,100 · Nvr Mtg Fin
Aug 16, 2017
$483,091
James D Bull
Bayville Communities LLC
Grant Deed
—
Aug 10, 2017
—
Day,john E JR & Marlene M L Trust
Day,john E & Marlene M L
Quit Claim Deed
—
Jun 22, 2017
—
Kevin Moroney
Bayville Communities LLC A Delaware
Deed
—
May 11, 2017
—
Diane L Marsiglia
—
Deed
related
$461,993 · Nvr Mortgage Finance INC
Apr 12, 2016
$493,892
Linda E Loudermilk
Bayville Communities LLC
Grant Deed
$417,000 · Nvr Mtg Fin
Mar 22, 2016
$499,725
Castner,beverly A Trust
Bayville Communities LLC
Grant Deed
—
—
—
Lola Smith
—
Deed Of Trust
related
$292,900 · Homeside Fin'l
—
—
Jeanne Mcmahon
—
Deed Of Trust
related
$453,100 · Nvr Mtg Fin
—
—
Shoneck Karen Bernier
—
Deed Of Trust
related
$104,200 · Nvr Mtg Fin
—
—
James R Farnum JR.
—
Deed Of Trust
related
$220,100 · Nvr Mtg Fin
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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