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Property profile & analytics
OFF-MARKET
Estimated value
$4,185,000
Apartment buildings
1710 Bruce Ave Cincinnati, OH 45223-2090
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US66-2050682
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1940
Total area
49,128 SF
Lot
4.93 ac (214,881 SF)
APN
197-0036-0065-90
UPID
US66-2050682
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
-
Kirby School Apartments Student Dormitory Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.62M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.19M
Owner & transaction history
Kirby School LLC · 1 yrs held
Kirby School LLC
since 2024
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.7M
+38.2%
Office building
$5.2M
+26.3%
Retail stores
$4.7M
+14.2%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,085,000
6.5%
$5,615,000
7%
$5,215,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,130,000
Current use
MEDICAL BUILDING
$5,705,000
Change: +38% · Conversion: Moderate
OFFICE BUILDING
$5,215,000
Change: +26% · Conversion: Moderate
RETAIL STORES
$4,715,000
Change: +14% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,260,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$4.19M
Range $3.77M – $4.60M · ±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
$85 / 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
$10,974
Tax year 2023
Assessed value
$1,140,198
Assessed 2023
Previous assessed
$1,107,803
+2.9% YoY
Effective rate
0.96%
On assessed value
Assessed land
$93,215
Assessed improvement
$1,046,983
Land market value
$266,330
Improvement market value
$2,991,380
Total market value
$3,257,710
Applied tax rate
1.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1940
Heating
NONE
Stories
3
Rooms
9
Total area
49,128 SF
Lot
4.93 ac (214,881 SF)
APN
197-0036-0065-90
UPID
US66-2050682
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$5.7M
OFFICE BUILDING
Est. value
$5.2M
RETAIL STORES
Est. value
$4.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1940
Heating
NONE
Stories
3
Rooms
9
Lot
4.93 ac
Current owner
From public records · entity-resolved
Kirby School LLC
Entity
Mailing address
1527 MADISON RD, WALNUT HILLS, OH 45206-1794
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2024
—
Kirby School LLC
Kirby Lofts LLC
Deed
related
$4,150,000 · Dante Gonzales
Dec 22, 2023
—
Kirby Lofts LLC
—
Deed
related
$2,900,000 · Republic Bank & Trust Co
Jul 13, 2015
—
Kirby Lofts LLC
—
Grant Deed
related
$3,225,000 · Associated Bk
Feb 1, 2013
—
The Board Of Education Of The
The Board Of Education Of The
Quit Claim Deed
related
—
—
—
Kirby Lofts LLC
—
Deed Of Trust
related
$600,000 · Miscellaneous Govt Agcy
—
—
Kirby Lofts LLC
—
Deed Of Trust
related
$990,000 · Miscellaneous Govt Agcy
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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