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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Showrooms
4840 Oxford State Rd Middletown, OH 45044-8922
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US66-2578388
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1998
Total area
9,600 SF
Lot
2.75 ac (119,790 SF)
APN
Q6542-059.000-024
UPID
US66-2578388
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
$495k
Comparable Approach
Comparable
$511k
Blend (final)
Blend
$620k
Owner & transaction history
Kinnitty Properties LLC · 1 yrs held
Kinnitty Properties LLC
since 2025
Last sale
$800,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+218.4%
Office building
$560,000
+79.1%
Warehouse, storage
$475,000
+50.8%
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%
$535,000
6.5%
$495,000
7%
$460,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,000,000
Change: +218% · Conversion: Difficult
OFFICE BUILDING
$560,000
Change: +79% · Conversion: Easy
WAREHOUSE, STORAGE
$475,000
Change: +51% · Conversion: Difficult
RETAIL STORES
$465,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $800k (Mar 18 2025)
Last sale anchor
$800k
Mar 18 2025
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
$65 / 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
$10,700
Tax year 2023
Assessed value
$178,280
Assessed 2023
Previous assessed
$158,190
+12.7% YoY
Effective rate
6.00%
On assessed value
Assessed land
$57,750
Assessed improvement
$120,530
Land market value
$165,010
Improvement market value
$344,380
Total market value
$509,390
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1998
Heating
HOT WATER
Cooling
NONE
Stories
1
Total area
9,600 SF
Lot
2.75 ac (119,790 SF)
APN
Q6542-059.000-024
UPID
US66-2578388
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
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$560,000
WAREHOUSE, STORAGE
Est. value
$475,000
RETAIL STORES
Est. value
$465,000
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1998
Heating
HOT WATER
Cooling
Yes
Stories
1
Lot
2.75 ac
Current owner
From public records · entity-resolved
Kinnitty Properties LLC
Entity
Mailing address
4264 HUNTING HAWK DR, LEBANON, OH 45036-7041
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Jun 18, 2025
$800,000
Kinnitty Properties LLC
David C Simpson
Warranty Deed
$576,000 · Eclipse Bank INC
Aug 5, 2009
—
Ronald K Simpson
Simpson,allen O
Quit Claim Deed
related
—
Jun 12, 1998
—
David C Simpson
—
Grant Deed
related
$278,600 · First National Bank Sw Ohio
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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