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    1085 Eaton Ave Hamilton, OH 45013-4681
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    Property profile & analytics

    1085 Eaton Ave, Hamilton, OH 45013-4681

    View on Map
    • Strip malls
    • 7,140 SF
    • 0.71 lot acres
    Off-Market
    Last Sale Mar 13, 2025
    Property ID
    US66-2426735
    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.
    Value Estimations
    $510,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Raymond's Pizza - Hamilton West Side / Restaurant

    Property Details for 1085 Eaton Ave

    Year built
    1975
    Lot size
    0.71 lot acres
    Property type
    Strip malls
    Property subtype
    Shopping centers
    APN
    P6411-131.000-022
    APU
    P6411131000022

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Mar 13, 2025 — Bison Properties LLC Susan M Guidi Warranty Deed —
    Jul 15, 2014 $150,000 Susan M Guidi Peter M Lahni JR Receivers Deed $168k · The Somerville National Bank
    Jun 4, 2014 — Susan M Guidi Hornsby,carl L JR Quit Claim Deed · related —
    Dec 4, 2003 — Great Miami Real Estate LLC Powell,james D & Deanna L Quit Claim Deed · related —

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $530,000
      Market price range: $210k - $1.34M

    • Alternative Use

      Use
      Estimation
      NEIGHBORHOOD: SHOPPING CENTER
      $790,000
      Current use
      MEDICAL BUILDING
      $810,000
      Change: +2% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $745,000
      Change: -6% Conversion: Difficult

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Hamilton
    County
    Butler
    State
    Ohio
    Longitude
    -84.5771
    Latitude
    39.4227
    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
    $4,293
    $40,580
    $38,970
    $79,550
    -
    $115,940
    $111,350
    $227,290

    Comparable in this City

    • Value Estimation by Request
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      0.11 Acres

      1010 Main St

      SHOPPING CENTER, STRIP CENTER
      1010 Main St, Hamilton, OH 45013-1606
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    • Value Estimation
      $900,000
      42,288 SF

      1500 Plz Dr

      SHOPPING CENTER, STRIP CENTER
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    • Value Estimation by Request
      5,120 SF

      3761 Hamilton Cleves Rd

      SHOPPING CENTER, STRIP CENTER
      3761 Hamilton Cleves Rd, Hamilton, OH 45013-9557
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    • Value Estimation
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      6,651 SF

      1335 Main St

      SHOPPING CENTER, STRIP CENTER
      1335 Main St, Hamilton, OH 45013-1635
      View Details
    • Value Estimation by Request
      6,000 SF

      1018 Main St

      SHOPPING CENTER, STRIP CENTER
      1018 Main St, Hamilton, OH 45013-1606
      View Details

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      Commercial Land with Road Frontage

      Commercial land offering substantial frontage and pond views near a high-visibility retail corridor.
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      Office Space For Sale

      Office space available for purchase in Hamilton, OH.
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      Hamilton Office Building For Sale

      Remodeled office building in Hamilton's Historic Business District.
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    • $62,500
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      Land with Creek in Milford

      Two-acre lot featuring a creek, qualifies for septic system.
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    Similar Nearby for Lease

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      2,405 SF

      Retail Space in Town Center

      Retail spaces available in high-traffic shopping center.
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      Retail Space Available For Lease

      Retail spaces ranging from 1,160 to 33,961 SF available.
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      2,050 SF

      Retail End-Cap on Main Street

      2,050 SF retail space with high visibility and access.
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      Retail Space for Lease

      Retail spaces available for lease on Main Street.
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    • $14 SF/Yr
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      Retail Space Available For Lease

      Retail spaces available, join Ace Hardware & Dollar Tree.
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    • Contact for pricing
      2,280 SF

      Retail Space in Plaza Drive

      Retail spaces available for lease, join Ace Hardware & Dollar Tree.
      1500-1534 Plaza Dr, Hamilton, OH 45013
      View Details
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    1085 Eaton Ave
    Hamilton, OH 45013-4681
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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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    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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