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Property profile & analytics
FOR SALE
Warehouses
11297 Grooms Rd, Blue Ash, OH 45242
Entity Owned
~
Est. High Equity
Property ID
US66-0054409
For Sale
1 / 2
$1,500,000
11297 Grooms Rd, Blue Ash, OH 45242
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1978
Total area
10,000 SF
Lot
0.9 ac (39,117 SF)
APN
612-0200-0261-00
UPID
US66-0054409
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
by Request
CAP Approach
CAP
$900k
Comparable Approach
Comparable
$539k
Blend (final)
Blend
$710k
Owner & transaction history
Envisionaire Properties LLC
Envisionaire Properties LLC
since 2025
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+88.6%
Medical building
$1.2M
+87.6%
Retail stores
$960,000
+54.9%
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 Blue Ash submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Blue Ash 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%
$975,000
6.5%
$900,000
7%
$835,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$620,000
Current use
OFFICE BUILDING
$1,170,000
Change: +89% · Conversion: Difficult
MEDICAL BUILDING
$1,160,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$960,000
Change: +55% · Conversion: Moderate
COMMERCIAL (GENERAL)
$885,000
Change: +43% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$865,000
Change: +40% · Conversion: Moderate
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$71 / 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
$21,709
Tax year 2023
Assessed value
$316,995
Assessed 2023
Previous assessed
$317,941
-0.3% YoY
Effective rate
6.85%
On assessed value
Assessed land
$36,281
Assessed improvement
$280,714
Land market value
$103,660
Improvement market value
$802,040
Total market value
$905,700
Applied tax rate
214.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1978
Heating
YES
Stories
1
Rooms
11
Bathrooms
2
Total area
10,000 SF
Lot
0.9 ac (39,117 SF)
APN
612-0200-0261-00
UPID
US66-0054409
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
WAREHOUSE, STORAGE Current
Est. value
$620,000
OFFICE BUILDING
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$960,000
COMMERCIAL (GENERAL)
Est. value
$885,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$865,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
MEDICAL 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
1978
Heating
YES
Stories
1
Rooms
11
Bathrooms
2
Lot
0.9 ac
Current owner
From public records · entity-resolved
Envisionaire Properties LLC
Entity
Mailing address
11297 GROOMS RD, BLUE ASH, OH 45242-1428
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
—
Envisionaire Properties LLC
Explore Creative LLC
Warranty Deed
$960,000 · Us Bank NA
Jul 9, 2014
$518,750
Explore Creative LLC
Grooms Road Complex LLC
Special Warranty Deed
$415,000 · Fifth Third Bank
Apr 5, 2013
$775,000
Grooms Road Complex LLC An Ohi
Key Auctions LLC Receiver For
Grant Deed
—
Nov 13, 2002
$725,000
Adrico Real Est Holdings LLC
Corbett,jody L
Grant Deed
related
$847,200 · National City Bank
Aug 4, 1998
$380,000
Jody L Corbert
Grooms Road LP
Grant Deed
$190,000 · Provident Savings Bank
—
—
Adrico R/e Holdings LLC
—
Deed Of Trust
related
$662,000 · North Side Bank & Trust
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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