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Property profile & analytics
OFF-MARKET
Estimated value
$7,420,000
Assisted living facilities
6898 Hamilton Middletown Rd Middletown, OH 45044-7859
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US66-2404327
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Total area
107,713 SF
Lot
10.79 ac (470,056 SF)
APN
Q6542-113.000-009
UPID
US66-2404327
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
$7.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.42M
Owner & transaction history
6898 Hamilton Middletown Road Snf R · 5 yrs held
6898 Hamilton Middletown Road Snf R
since 2020
Last sale
$10.0M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.0M
+325.3%
Auto repair, garage
$8.4M
+227.3%
Restaurant
$8.3M
+223.2%
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
$6,650,000
ML approach
$7,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$10,965,000
Change: +325% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,435,000
Change: +227% · Conversion: Difficult
RESTAURANT
$8,330,000
Change: +223% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,295,000
Change: +222% · Conversion: Difficult
OFFICE BUILDING
$7,920,000
Change: +207% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,140,000
Change: +138% · Conversion: Difficult
RETAIL STORES
$5,620,000
Change: +118% · Conversion: Difficult
Blend value · Realmo final
$7.42M
Range $6.68M – $8.16M · ±10% · vs last sale $9.97M (Oct 2 2020)
Last sale anchor
$9.97M
Oct 2 2020
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
$69 / 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
$75,703
Tax year 2023
Assessed value
$4,593,640
Assessed 2023
Previous assessed
$4,593,640
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$96,310
Assessed improvement
$4,497,330
Land market value
$275,170
Improvement market value
$12,849,520
Total market value
$13,124,690
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1970
Heating
HOT WATER
Cooling
CENTRAL
Buildings
3
Stories
1
Units
241
Bathrooms
3
Total area
107,713 SF
Lot
10.79 ac (470,056 SF)
APN
Q6542-113.000-009
UPID
US66-2404327
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
MEDICAL BUILDING
Est. value
$11.0M
AUTO REPAIR, GARAGE
Est. value
$8.4M
RESTAURANT
Est. value
$8.3M
INDUSTRIAL (GENERAL)
Est. value
$8.3M
OFFICE BUILDING
Est. value
$7.9M
COMMERCIAL (GENERAL)
Est. value
$6.1M
RETAIL STORES
Est. value
$5.6M
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
INDUSTRIAL (GENERAL)
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1970
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
3
Units
241
Bathrooms
3
Lot
10.79 ac
Current owner
From public records · entity-resolved
6898 Hamilton Middletown Road Snf R
Individual
Mailing address
6898 HAMILTON MIDDLETOWN RD, MIDDLETOWN, OH 45044-7859
Ownership since
2020
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
Oct 2, 2020
$9,966,468
6898 Hamilton Middletown Road Snf R
Boymel Family LLC
Limited Warranty Deed
$45,752,552 · Capital Funding
Nov 20, 2017
—
Boymel Family LLC
—
Grant Deed
related
$2,000,000 · Huntington Nat'l Bk
Jul 23, 2012
—
Boymel Family LLC
Boymel,sam & Rachel
Quit Claim Deed
—
—
—
Boymel Samuel Tr
—
Deed Of Trust
related
$3,831,180 · Huntington National Bank
—
—
Boymel Samuel Tr
—
Deed Of Trust
related
$3,831,180 · 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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