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Property profile & analytics
OFF-MARKET
Estimated value
$1,430,000
Retail space
965 Miami St West Milton, OH 45383-1214
Individually Owned
1-yr Hold
Free & Clear
Property ID
US66-2135502
Property summary
AI-generated overview
This exceptional investment opportunity presents a 10,640-square-foot Dollar General store situated on a 2.2-acre lot at 965 S Miami St, West Milton, OH 45383. The property boasts a strong 7.5% cap rate, generating a net operating income (NOI) of $110,740. The absolute NNN lease, with a corporate guarantee from Dollar General, provides significant security. The lease commenced July 28, 2017, and has a remaining term of 7.5 years, with three 5-year renewal options, each including a 10% rent increase. The tenant is responsible for all property maintenance, insurance, and property taxes. The asking price is $1,476,533, translating to a price per square foot of $138.77. The property is currently 100% occupied. A $640,000 loan at 4.9% interest with a 15-year amortization schedule, maturing in March 2034, is assumable. This investment offers a compelling combination of strong tenant credit, a long-term lease, and a desirable cap rate in a stable market. The property's location benefits from a $83,268 average household income within a five-mile radius. Dollar General's S&P BBB- credit rating further enhances the investment's security.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2017
Total area
10,640 SF
Lot
2.17 ac (94,525 SF)
APN
L39-006220
UPID
US66-2135502
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
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
Dollar General Discount Store
-
FedEx OnSite Postal Service Courier Service
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.43M
CAP Approach
CAP
$1.55M
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$1.43M
Owner & transaction history
Joseph N Salemi · 1 yrs held
Joseph N Salemi
since 2024
Last sale
$1.4M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$910,000
+41.4%
Commercial (general)
$895,000
+39.7%
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 West Milton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Milton 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
$1,430,000
ML approach
$1,430,000
CAP Approach
CAP Return
Estimation
6%
$1,675,000
6.5%
$1,545,000
7%
$1,435,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$910,000
Change: +41% · Conversion: Easy
COMMERCIAL (GENERAL)
$895,000
Change: +40% · Conversion: Easy
Blend value · Realmo final
$1.43M
Range $1.29M – $1.57M · ±10% · vs last sale $1.43M (Nov 22 2024)
Last sale anchor
$1.43M
Nov 22 2024
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
$134 / 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
$32,283
Tax year 2023
Assessed value
$516,250
Assessed 2023
Previous assessed
$574,210
-10.1% YoY
Effective rate
6.25%
On assessed value
Assessed land
$82,740
Assessed improvement
$433,510
Land market value
$236,400
Improvement market value
$1,238,600
Total market value
$1,475,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2017
Heating
YES
Cooling
YES
Stories
1
Total area
10,640 SF
Lot
2.17 ac (94,525 SF)
APN
L39-006220
UPID
US66-2135502
Jurisdiction
MIAMI
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
OFFICE BUILDING
Est. value
$910,000
COMMERCIAL (GENERAL)
Est. value
$895,000
OFFICE BUILDING
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
2017
Heating
YES
Cooling
Yes
Stories
1
Lot
2.17 ac
Current owner
From public records · entity-resolved
Joseph N Salemi
Individual
Free & Clear · 1 yrs held
Mailing address
965 S MIAMI ST, WEST MILTON, OH 45383-1214
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2024
$1,429,250
Joseph N Salemi
West Milton Dg LLC
Warranty Deed
—
Feb 5, 2019
$1,640,500
West Milton Dg LLC
West Milton Dohp LLC
Grant Deed
$900,000 · Miscellaneous Ins Co
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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