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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Specialty properties
1705 State Rte 28 Goshen, OH 45122-9753
Entity Owned
19-yr Hold
Free & Clear
Property ID
US66-5862926
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1999
Construction
METAL FRAME
Total area
7,654 SF
Lot
2.94 ac (128,284 SF)
APN
11-22-07K-018
UPID
US66-5862926
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$770k
Owner & transaction history
Heritage Investment Group LLC · 19 yrs held
Heritage Investment Group LLC
since 2006
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+14.4%
Retail stores
$1.0M
+8.9%
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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$925,000
Current use
COMMERCIAL (GENERAL)
$1,055,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$1,005,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$830,000
Change: -10% · Conversion: Difficult
RESTAURANT
$800,000
Change: -13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$745,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$101 / 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
$9,269
Tax year 2023
Assessed value
$156,250
Assessed 2023
Previous assessed
$156,250
+0.0% YoY
Effective rate
5.93%
On assessed value
Assessed land
$46,380
Assessed improvement
$109,870
Land market value
$132,500
Improvement market value
$313,900
Total market value
$446,400
Applied tax rate
11.0000
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1999
Construction
METAL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
6
Bathrooms
1
Total area
7,654 SF
Lot
2.94 ac (128,284 SF)
APN
11-22-07K-018
UPID
US66-5862926
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$925,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING
Est. value
$830,000
RESTAURANT
Est. value
$800,000
INDUSTRIAL (GENERAL)
Est. value
$745,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
RESTAURANT
INDUSTRIAL (GENERAL)
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
1999
Construction
METAL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
6
Bathrooms
1
Lot
2.94 ac
Current owner
From public records · entity-resolved
Heritage Investment Group LLC
Entity
Free & Clear · 19 yrs held
Mailing address
1349 PRAYVIEW CT, LOVELAND, OH 45140-8707
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2006
—
Heritage Investment Group LLC
Heritage Investment Group LLC
Quit Claim Deed
related
—
Dec 20, 2006
$1,000
Heritage Investment Group LLC
Pappas Family Properties Ltd
Warranty Deed
—
Jul 24, 2006
$470,000
Heritage Investment Group LLC
Pappas Family Properties Ltd
Warranty Deed
$420,000 · Fifth Third 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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