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Property profile & analytics
OFF-MARKET
Estimated value
$5,985,000
Manufacturing properties
450 Town St Circleville, OH 43113-2244
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US66-1339849
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
62,550 SF
Lot
31.83 ac (1,386,341 SF)
APN
A05-4-104-00-043-00
UPID
US66-1339849
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
Current use
Occupant on record · Public records
-
Health Care Logistics Logistics Company Freight Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.04M
Blend (final)
Blend
$5.99M
Owner & transaction history
Sharpe Hcl Ltd · 9 yrs held
Sharpe Hcl Ltd
since 2016
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.3M
+44.4%
Apartment house (5+ units)
$4.6M
+24.9%
Medical building
$4.4M
+20.7%
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 Circleville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Circleville 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,680,000
Current use
OFFICE BUILDING
$5,320,000
Change: +44% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,600,000
Change: +25% · Conversion: Difficult
MEDICAL BUILDING
$4,445,000
Change: +21% · Conversion: Difficult
RESTAURANT
$4,410,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,130,000
Change: +12% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,885,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$5.99M
Range $5.39M – $6.58M · ±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
$96 / 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
$78,462
Tax year 2023
Assessed value
$1,354,040
Assessed 2023
Previous assessed
$1,276,880
+6.0% YoY
Effective rate
5.79%
On assessed value
Assessed land
$174,390
Assessed improvement
$1,179,650
Land market value
$498,260
Improvement market value
$3,370,420
Total market value
$3,868,680
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
CENTRAL
Buildings
4
Stories
1
Total area
62,550 SF
Lot
31.83 ac (1,386,341 SF)
APN
A05-4-104-00-043-00
UPID
US66-1339849
Jurisdiction
PICKAWAY
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.7M
OFFICE BUILDING
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.4M
RESTAURANT
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.9M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (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
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
4
Lot
31.83 ac
Current owner
From public records · entity-resolved
Sharpe Hcl Ltd
Individual
Mailing address
450 TOWN ST, CIRCLEVILLE, OH 43113-2244
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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 20, 2017
—
Sharpe Hcl Ltd
—
Deed
related
$3,153,500 · The Huntington National Bank
Jul 18, 2016
—
Sharpe Hcl Ltd
Becker & Lilly LLC
Warranty Deed
—
May 25, 2016
$300,000
Becker & Lilly LLC
Berryleaf Holdings LLC
Warranty Deed
—
Mar 2, 2006
—
Lilly Phillip G Tr
Sharpe Hcl Ltd
Warranty Deed
related
—
Jan 19, 2006
—
Sharpe Hcl Ltd
Sharpe,connie H
Quit Claim Deed
$1,300,000 · Huntington National Bank
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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