Entity Owned Property summary
AI-generated overview
The property is a Class A office building located at 82 Running Hill Road in South Portland. It contains a 3,765 square foot office suite configured for office use, and the building is served by central access with features that support visibility and accessibility. The building’s common areas had been updated to include restroom facilities. The property has an established office tenant base, including ON Semiconductor, Dead River Company, HNTB, and the Federal Aviation Administration.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
STEEL FRAME
Total area
116,600 SF
Lot
12.37 ac (538,837 SF)
Zoning code
Z
APN
SPOR M:073 L:011-A
UPID
US42-0338900
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Propane Supplier Heating Contractor
-
Corporate Office Business Park
-
Loan Service Bank
-
Employment Agency
-
Loan Service Bank
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$27.40M
Comparable Approach
Comparable
$24.33M
Blend (final)
Blend
$22.10M
Owner & transaction history
since 2020
3 recorded transactions
Zoning & alternative use
Z · South Portland, ME
Top alternative use upside
Commercial (general)
$25.1M
+17.6%
Retail stores
$23.7M
+10.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$22.10M
Value range
$19.89M – $24.31M
±10% around blend
Estimated value / SF
$190 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$19.89M
blend $22.10M
$24.31M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
116,600 SF
Lot area
12.37 ac
Year built
1987
Stories
4
APN
SPOR M:073 L:011-A
Zoning
Z
Assessed value
$22,422,100
Annual tax
$317,048
3
Income approach: direct capitalization
Partial preview
Income approach indication
$27.40M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$29.68M
@ 6.5% CAP return
$27.40M
@ 7% CAP return
$25.44M
4
Sales comparison
Partial preview
Sales approach indication
$24.33M
Range $15.02M – $29.68M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$22.10M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 42 sales
$183
+3%
County 93 sales
$194
-2%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $190/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+18%
vs current-use indication
Retail Stores
Office Building · current use
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$22.42M
Move the market yield to see immediate price impact.
Value / SF
$192
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.41M
$28.25M
$20.18M
$15.70M
$1.57M
$31.39M
$22.42M
$17.44M
$1.73M
$34.53M
$24.66M
$19.18M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$317,048
Tax year 2023
Assessed value
$22,422,100
Assessed 2023
Previous assessed
$22,422,100
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$5,864,500
Assessed improvement
$16,557,600
Applied tax rate
71,990.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
1
Total area
116,600 SF
Lot
12.37 ac (538,837 SF)
Zoning code
Z
APN
SPOR M:073 L:011-A
UPID
US42-0338900
Jurisdiction
SOUTH PORTLAND
Zoning & alternative use
Z · South Portland, MEZoning Z · permitted uses
Z · South Portland, ME
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
1
Lot
12.37 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
Z
Jurisdiction
South Portland, ME
Recorded code
Z
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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