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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Garden apartment buildings
1128 Dennis Ln Hamilton, OH 45013-5617
Entity Owned
3-yr Hold
Free & Clear
Property ID
US66-0984243
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1960
Total area
4,182 SF
Lot
0.23 ac (9,888 SF)
APN
P6412-161.000-020
UPID
US66-0984243
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$750k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$760k
Owner & transaction history
Avsten Property Management Co LLC · 3 yrs held
Avsten Property Management Co LLC
since 2022
Last sale
$775,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$475,000
+160.3%
Neighborhood: shopping center
$460,000
+154.2%
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 Hamilton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hamilton 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
$740,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
$625,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$475,000
Change: +160% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$460,000
Change: +154% · Conversion: Difficult
Blend value · Realmo final
$760k
Range $684k – $836k · ±10% · vs last sale $775k (Sep 23 2022)
Last sale anchor
$775k
Sep 23 2022
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
$182 / 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
$3,257
Tax year 2023
Assessed value
$60,350
Assessed 2023
Previous assessed
$59,260
+1.8% YoY
Effective rate
5.40%
On assessed value
Assessed land
$9,800
Assessed improvement
$50,550
Land market value
$28,000
Improvement market value
$144,430
Total market value
$172,430
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1960
Heating
HOT WATER
Cooling
NONE
Stories
2
Units
4
Bathrooms
2
Total area
4,182 SF
Lot
0.23 ac (9,888 SF)
APN
P6412-161.000-020
UPID
US66-0984243
Jurisdiction
BUTLER
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
MEDICAL BUILDING
Est. value
$475,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$460,000
MEDICAL 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
1960
Heating
HOT WATER
Cooling
Yes
Stories
2
Units
4
Bathrooms
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Avsten Property Management Co LLC
Entity
Free & Clear · 3 yrs held
Mailing address
4097 TONYA TRL, HAMILTON, OH 45011-8571
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2022
$775,000
Avsten Property Management Co LLC
Redswan Holdings LLC
Warranty Deed
—
Jan 23, 2018
—
Redswan Holdings LLC
Emily Enterprises LLC
Quit Claim Deed
related
$402,000 · Cinfed Cu
Jul 1, 2004
—
Emily Enterprises LLC
Schwab,michael C Tr
Grant Deed
related
—
Jan 26, 1998
$305,200
Michael Schwab
Mary A Hornung Trustee
Grant Deed
$98,000 · First National Bank Sw Ohio
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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