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    Property profile & analytics

    450 Ohio Pike Cincinnati, OH 45255-5235

    • Community centers
    • 72,272 SF
    • 20.31 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US66-3402469
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Cherry Grove / Grocery Store / Shopping Mall
    • Kroger Bakery / Bakery
    • Kroger Pharmacy / Pharmacy
    • Redbox / Movie Rental Kiosk / Dvd Store
    • Kroger Deli / Deli

    Property Details for 450 Ohio Pike

    Year built
    1959
    Lot size
    20.31 lot acres
    Property size
    72,272 SF
    Property type
    Community centers
    APN
    41-32-14D-057
    APU
    413214D057

    Description

    This exceptional retail property, known as Cherry Grove, offers multiple occupancy opportunities in a high-traffic location. Situated at 450 Ohio Pike in Cincinnati, Ohio (zip code 45255), this Clermont County center boasts a total of 202,797 square feet. Currently, there are 8,035 square feet of vacant space available, divisible into units ranging from a minimum of 2,000 square feet to a maximum contiguous space of 6,035 square feet. The property's strategic location provides unparalleled access to major transportation arteries. Less than half a mile from I-275 access points, and with convenient access from Beechmont Avenue, Cherry Grove ensures high visibility and easy accessibility for customers and employees. This makes it an ideal location for businesses seeking strong foot traffic and convenient access for their clientele. The property's multiple tenancy structure allows for flexibility in leasing arrangements, catering to a variety of business needs and sizes. This prime retail space presents a unique opportunity for businesses looking to establish or expand their presence in a thriving Cincinnati market. The property is conveniently located in Clermont County, Ohio, offering a strong local market and easy access to a wider regional customer base. Contact us today to learn more about this exceptional retail opportunity.

    Value Estimations

    Powered by Realmo proprietary methodology Last update: July 3, 2025

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Cincinnati
    County
    Clermont
    State
    Ohio
    Longitude
    -84.3108
    Latitude
    39.0734
    CBSA code
    17140
    CBSA name
    CINCINNATI-MIDDLETOWN, OH-KY-IN METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $406,020
    $1,077,930
    $4,873,930
    $5,951,860
    -
    $3,079,800
    $13,925,500
    $17,005,300

    Comparable in this City

    • Value Estimation by Request
      14.17 Acres

      7580 Beechmont Ave

      MINI-MALL • 14.17 Acres
      7580 Beechmont Ave, Cincinnati, OH 45255-4221
      View Details
    • Value Estimation by Request

      8251 Beechmont Ave

      MINI-MALL
      8251 Beechmont Ave, Cincinnati, OH 45255-3192
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    • Value Estimation by Request
      7.74 Acres

      8315 Beechmont Ave

      MINI-MALL • 7.74 Acres
      8315 Beechmont Ave, Cincinnati, OH 45255-6140
      View Details
    • Value Estimation
      $590,000
      6,650 SF

      440 Ohio Pike

      MINI-MALL • 6,650 SF
      440 Ohio Pike, Cincinnati, OH 45255-3469
      View Details
    • Value Estimation
      $270,000
      0.62 Acres

      Beechmont Ave

      MINI-MALL • 0.62 Acres
      Beechmont Ave, Cincinnati, OH 45255
      View Details
    • Value Estimation by Request
      8,990 SF

      8576 Beechmont Ave

      MINI-MALL • 8,990 SF
      8576 Beechmont Ave, Cincinnati, OH 45255-4789
      View Details

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    450 Ohio Pike
    Cincinnati, OH 45255-5235
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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