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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Garden apartment buildings
1288 Pebble Brooke Trl Milford, OH 45150-6505
Entity Owned
1-yr Hold
Free & Clear
Property ID
US66-0934348
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2000
Construction
FRAME
Total area
5,898 SF
Lot
42.43 ac (1,848,381 SF)
APN
18-25-16D-246
UPID
US66-0934348
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
$775k
CAP Approach
CAP
$855k
Comparable Approach
Comparable
$691k
Blend (final)
Blend
$775k
Owner & transaction history
Pebble Brooke Oh Owner LP · 1 yrs held
Pebble Brooke Oh Owner LP
since 2025
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+159.4%
Neighborhood: shopping center
$840,000
+77.8%
Retail stores
$830,000
+75.8%
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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
$775,000
CAP Approach
CAP Return
Estimation
6%
$925,000
6.5%
$855,000
7%
$790,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$470,000
Current use
COMMERCIAL (GENERAL)
$1,225,000
Change: +159% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$840,000
Change: +78% · Conversion: Difficult
RETAIL STORES
$830,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$790,000
Change: +67% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$131 / 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
$190,166
Tax year 2023
Assessed value
$2,152,750
Assessed 2023
Previous assessed
$2,152,750
+0.0% YoY
Effective rate
8.83%
On assessed value
Assessed land
$637,000
Assessed improvement
$1,515,750
Land market value
$1,820,000
Improvement market value
$4,330,700
Total market value
$6,150,700
Applied tax rate
18.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
9
Stories
3
Units
260
Rooms
6
Bathrooms
28
Total area
5,898 SF
Lot
42.43 ac (1,848,381 SF)
APN
18-25-16D-246
UPID
US66-0934348
Jurisdiction
CLERMONT
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$470,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$840,000
RETAIL STORES
Est. value
$830,000
AUTO REPAIR, GARAGE
Est. value
$790,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
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
2000
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
9
Units
260
Rooms
6
Bathrooms
28
Lot
42.43 ac
Current owner
From public records · entity-resolved
Pebble Brooke Oh Owner LP
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX A3951, CHICAGO, IL 60690-3951
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2025
$34,700,000
Pebble Brooke Oh Owner LP
Stone Bridge Apartments Limited Par
Deed
—
Jul 2, 2025
—
Pebble Brooke Oii Owner LP
Stone Bridge Apartments LP
Deed
related
—
Sep 1, 2022
—
Stone Bridge Apartments LP
—
Deed
related
$156,472,000 · Wells Fargo Bank NA
Mar 28, 2000
—
Meijer Square Co
Wolf David A Te
Warranty Deed
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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