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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Retail space
1591 Goodman Ave Cincinnati, OH 45224-1004
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US66-2446044
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1976
Total area
10,080 SF
Lot
0.99 ac (43,168 SF)
APN
595-0004-0227-00
UPID
US66-2446044
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
-
Family Dollar Discount Store
-
LibertyX Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$750k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$961k
Blend (final)
Blend
$750k
Owner & transaction history
1591 Goodman Avenue LLC · 2 yrs held
1591 Goodman Avenue LLC
since 2024
Last sale
$750,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+21.1%
Office building
$1.1M
+10.6%
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
$750,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$965,000
Current use
MEDICAL BUILDING
$1,170,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$1,070,000
Change: +11% · Conversion: Easy
COMMERCIAL (GENERAL)
$890,000
Change: -8% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$875,000
Change: -10% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$845,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $750k (Jun 26 2024)
Last sale anchor
$750k
Jun 26 2024
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
$74 / 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
$12,917
Tax year 2023
Assessed value
$170,811
Assessed 2023
Previous assessed
$159,971
+6.8% YoY
Effective rate
7.56%
On assessed value
Assessed land
$72,975
Assessed improvement
$97,836
Land market value
$208,500
Improvement market value
$279,530
Total market value
$488,030
Applied tax rate
135.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1976
Heating
NONE
Stories
1
Total area
10,080 SF
Lot
0.99 ac (43,168 SF)
APN
595-0004-0227-00
UPID
US66-2446044
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
RETAIL STORES Current
Est. value
$965,000
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$890,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$875,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$845,000
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1976
Heating
NONE
Stories
1
Lot
0.99 ac
Current owner
From public records · entity-resolved
1591 Goodman Avenue LLC
Entity
Mailing address
5180 W MUIRWOODS CT STE #302, BLUE ASH, OH 45242-7464
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2024
$750,000
1591 Goodman Avenue LLC
Ovation 1591 G LLC
Warranty Deed
$487,500 · Cinfed Cu
May 29, 2008
—
Ovation 1591 G LLC
Graf,louis W III
Warranty Deed
$392,000 · Foundation Bank
Apr 7, 2008
—
Louis W Graf III
Graf,mary B
Affidavit Of Death
related
—
Feb 23, 2004
$150,000
Louis W Graf III
Burns,james F & Cynthia C
Grant Deed
—
Feb 3, 2004
—
Louis W Graf III
Graf Louis W & Mary B Trust
Quit Claim 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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