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Property profile & analytics
OFF-MARKET
Estimated value
$11,210,000
Apartment buildings
451 Main St Middletown, PA 17057-1224
Entity Owned
6-yr Hold
Free & Clear
Property ID
US73-0348861
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2012
Total area
97,830 SF
Lot
5.21 ac (227,035 SF)
APN
36-019-060
UPID
US73-0348861
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
$11.97M
Comparable Approach
Comparable
$14.13M
Blend (final)
Blend
$11.21M
Owner & transaction history
Campus Hts Assocs 3 LLC · 6 yrs held
Campus Hts Assocs 3 LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$16.2M
+79.1%
Auto repair, garage
$15.9M
+75.8%
Retail stores
$14.2M
+57.0%
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%
$12,970,000
6.5%
$11,970,000
7%
$11,115,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,045,000
Current use
MEDICAL BUILDING
$16,195,000
Change: +79% · Conversion: Moderate
AUTO REPAIR, GARAGE
$15,900,000
Change: +76% · Conversion: Difficult
RETAIL STORES
$14,200,000
Change: +57% · Conversion: Difficult
RESTAURANT
$13,795,000
Change: +53% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$10,245,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,510,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$11.21M
Range $10.09M – $12.33M · ±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
$115 / 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
$172,880
Tax year 2023
Assessed value
$4,982,700
Assessed 2024
Previous assessed
$4,982,700
+0.0% YoY
Effective rate
3.47%
On assessed value
Assessed land
$332,300
Assessed improvement
$4,650,400
Land market value
$332,300
Improvement market value
$4,650,400
Total market value
$4,982,700
Applied tax rate
36.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2012
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Bathrooms
1
Total area
97,830 SF
Lot
5.21 ac (227,035 SF)
APN
36-019-060
UPID
US73-0348861
Jurisdiction
DAUPHIN
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$9.0M
MEDICAL BUILDING
Est. value
$16.2M
AUTO REPAIR, GARAGE
Est. value
$15.9M
RETAIL STORES
Est. value
$14.2M
RESTAURANT
Est. value
$13.8M
INDUSTRIAL (GENERAL)
Est. value
$10.2M
COMMERCIAL (GENERAL)
Est. value
$9.5M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
RESTAURANT
INDUSTRIAL (GENERAL)
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
2012
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Bathrooms
1
Lot
5.21 ac
Current owner
From public records · entity-resolved
Campus Hts Assocs 3 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
110 BENEDICT BLDG BLDG, UNIVERSITY PARK, PA 16802
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2019
—
Campus Hts Assocs 3 LLC
Campus Hts Assocs 3 LLC
Correction Deed
related
—
Dec 17, 2018
$21,900,000
Pennsylvania State University
Lawrence Street Partners LP
Grant Deed
—
Jul 15, 2014
—
Lawrence Street Partners LP
—
Grant Deed
related
$25,000,000 · Fulton Bk
May 17, 2013
—
Lawrence Street Partners LP
Lawrence Street Partners LP
Quit Claim Deed
related
$1,427,500 · Fulton Bank
Mar 12, 2012
—
Lawrence Street Partners LP
—
Deed Of Trust
related
$16,273,366 · Commonwealth Financing Authori
Dec 28, 2011
—
Lawrence Street Partners LP
—
Grant Deed
related
$3,937,500 · Fulton Bank
Jun 23, 2011
—
Lawrence Street Partners LP
—
Grant Deed
related
$5,550,000 · Fulton Bank
Jun 9, 2011
$102,000
Lawrence Street Partners LP
Walasek,czeslaw & Elzbieta D
Grant Deed
—
Apr 29, 2011
$102,000
Lawrence Street Partners LP
Walasek,czeslaw & Elzbieta D
Grant Deed
—
—
—
Lawrence Street Partners LP
—
Deed Of Trust
related
$32,480 · Fulton Bank
—
—
Lawrence Street Partners LP
—
Deed Of Trust
related
$25,000 · Fulton Bank
—
—
Lawrence Street Partners LP
—
Deed Of Trust
related
$302,927 · Fulton Bank
—
—
Lawrence Street Partners LP
—
Deed Of Trust
related
$137,959 · Fulton 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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