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Property profile & analytics
OFF-MARKET
Estimated value
$2,230,000
Specialty properties
10020 Reading Rd, Cincinnati, OH 45241-3108
Individually Owned
2-yr Hold
Free & Clear
Property ID
US66-1580535
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1986
Total area
16,000 SF
Lot
4.57 ac (199,200 SF)
APN
611-0020-0272-00
UPID
US66-1580535
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
-
UAW Local 647 Advocacy Group
-
Gorman Heritage Farm- Education Dept. Charitable Organization Social Service Agency
-
Soil and Stars Education Center Charitable Organization Social Service Agency
-
iSPACE Training Center Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.32M
Blend (final)
Blend
$2.23M
Owner & transaction history
The Gorman Heritage Farm Foundation · 2 yrs held
The Gorman Heritage Farm Foundation
since 2023
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.9M
+78.0%
Restaurant
$2.7M
+61.5%
Medical building
$1.9M
+12.7%
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 Cincinnati submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cincinnati 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$1,650,000
Current use
AUTO REPAIR, GARAGE
$2,935,000
Change: +78% · Conversion: Difficult
RESTAURANT
$2,660,000
Change: +61% · Conversion: Difficult
MEDICAL BUILDING
$1,860,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$1,535,000
Change: -7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,415,000
Change: -14% · Conversion: Difficult
OFFICE BUILDING
$1,400,000
Change: -15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,390,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$2.23M
Range $2.01M – $2.45M · ±10%
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
$139 / 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
$37,644
Tax year 2023
Assessed value
$567,756
Assessed 2023
Previous assessed
$506,563
+12.1% YoY
Effective rate
6.63%
On assessed value
Assessed land
$192,493
Assessed improvement
$375,263
Land market value
$549,980
Improvement market value
$1,072,180
Total market value
$1,622,160
Applied tax rate
179.0000
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1986
Heating
NONE
Stories
1
Rooms
3
Total area
16,000 SF
Lot
4.57 ac (199,200 SF)
APN
611-0020-0272-00
UPID
US66-1580535
Jurisdiction
HAMILTON
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$2.9M
RESTAURANT
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$1.9M
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
AUTO REPAIR, GARAGE
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1986
Heating
NONE
Stories
1
Rooms
3
Lot
4.57 ac
Current owner
From public records · entity-resolved
The Gorman Heritage Farm Foundation
Individual
Free & Clear · 2 yrs held
Mailing address
10020 READING RD, CINCINNATI, OH 45241-3108
Ownership since
2023
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
Dec 21, 2023
—
The Gorman Heritage Farm Foundation
Soil And Stars LLC
Limited Warranty Deed
—
May 20, 2021
$1,250,000
Soil And Stars LLC
Local Union No 647 Uaw Building Cor
Warranty Deed
$990,000 · Truist Bank
May 18, 2021
—
Local 647 United Automobile Workers
Local 647 United Automobile Workers
Intrafamily Transfer
related
—
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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