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Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Warehouses
451 Boyds Cor Rd Middletown, DE 19709-9547
Entity Owned
7-yr Hold
Absentee Owner
Property ID
US17-0003389
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2021
Construction
STONE
Total area
21,000 SF
Lot
26.33 ac (1,146,935 SF)
Zoning code
I
APN
13-007.00-031
UPID
US17-0003389
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
-
Sentinel Self Storage - Boyd's Corner Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.97M
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$2.51M
Owner & transaction history
Sentinel Self Storage LLC · 7 yrs held
Sentinel Self Storage LLC
since 2018
3 recorded transactions
Zoning & alternative use
I · Middletown, DE
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,215,000
6.5%
$2,970,000
7%
$2,755,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,885,000
Current use
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±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
$119 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$37,366
Tax year 2024
Assessed value
$892,900
Assessed 2024
Previous assessed
$892,900
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$120,500
Assessed improvement
$772,400
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2021
Construction
STONE
Heating
HOT WATER
Buildings
10
Stories
1
Rooms
6
Bathrooms
2
Total area
21,000 SF
Lot
26.33 ac (1,146,935 SF)
Zoning code
I
APN
13-007.00-031
UPID
US17-0003389
Jurisdiction
NEW CASTLE
Metro division
WILMINGTON, DE-MD-NJ METROPOLITAN DIVISION
Zoning & alternative use
I · Middletown, DE
Zoning I · permitted uses
I · Middletown, DE
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middletown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.9M
WAREHOUSE, STORAGE Current
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
2021
Construction
STONE
Heating
HOT WATER
Stories
1
Buildings
10
Rooms
6
Bathrooms
2
Lot
26.33 ac
Current owner
From public records · entity-resolved
Sentinel Self Storage LLC
Entity
Mailing address
818 1ST STATE BLVD, WILMINGTON, DE 19804-3573
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2020
—
Sentinel Self Storage LLC
—
Deed
related
$2,675,000 · Wilmington Savings Fund Society Fsb
Sep 20, 2018
$442,800
Sentinel Self Storage LLC
Hull,edward A
Grant Deed
—
Sep 1, 2005
$500,000
Edward A Hull
Margaret Conner
Deed
$201,950 · Wachovia Bank Of Delaware NA
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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