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Property profile & analytics
OFF-MARKET
Estimated value
$1,235,000
Flex space
11178 Adwood Dr Cincinnati, OH 45240-3234
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US66-1572388
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1994
Total area
11,949 SF
Lot
1.65 ac (71,743 SF)
APN
591-0001-0119-00
UPID
US66-1572388
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
-
Cincinnati Ice LLC dba CCSE Bakery Take-out & Catering
-
Fundametal Fab Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.27M
CAP Approach
CAP
$900k
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.24M
Owner & transaction history
White Realty And Service Corporatio · 2 yrs held
White Realty And Service Corporatio
since 2023
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+159.9%
Medical building
$1.4M
+81.5%
Office building
$1.3M
+65.8%
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
$1,225,000
ML approach
$1,265,000
CAP Approach
CAP Return
Estimation
6%
$975,000
6.5%
$900,000
7%
$835,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$765,000
Current use
RESTAURANT
$1,990,000
Change: +160% · Conversion: Difficult
MEDICAL BUILDING
$1,390,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$1,270,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$1,145,000
Change: +50% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,055,000
Change: +38% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,035,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$1.24M
Range $1.11M – $1.36M · ±10% · vs last sale $1.20M (Sep 21 2023)
Last sale anchor
$1.20M
Sep 21 2023
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
$103 / 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
$26,896
Tax year 2023
Assessed value
$288,749
Assessed 2023
Previous assessed
$203,382
+42.0% YoY
Effective rate
9.31%
On assessed value
Assessed land
$33,897
Assessed improvement
$254,852
Land market value
$96,850
Improvement market value
$728,150
Total market value
$825,000
Applied tax rate
239.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1994
Heating
YES
Stories
1
Total area
11,949 SF
Lot
1.65 ac (71,743 SF)
APN
591-0001-0119-00
UPID
US66-1572388
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
INDUSTRIAL (GENERAL) Current
Est. value
$765,000
RESTAURANT
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
INDUSTRIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1994
Heating
YES
Stories
1
Lot
1.65 ac
Current owner
From public records · entity-resolved
White Realty And Service Corporatio
Entity
Mailing address
PO BOX 51178, KNOXVILLE, TN 37950-1178
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 21, 2023
$1,195,000
White Realty And Service Corporatio
11178 Adwood Drive LLC
Warranty Deed
—
Jan 14, 2022
$825,000
11178 Adwood Drive LLC
Kotz 2 Property Management LLC
Warranty Deed
$660,000 · Civista Bank
Oct 9, 2020
$700,000
Kotz 2 Property Management Ll
Kajaga LLC
Warranty Deed
—
Aug 17, 2006
—
Kajaga LLC
Anderson,todd R
Grant Deed
—
Feb 22, 2005
—
Todd R Anderson
Anderson,beth A
Quit Claim Deed
—
—
—
Todd R Anderson
—
Deed Of Trust
related
$420,000 · Pnc Bank
—
—
Fundamental Fab INC
—
Deed Of Trust
related
$300,000 · Pnc Bank
—
—
Kajaga LLC
—
Deed Of Trust
related
$300,000 · Pnc Bank
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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