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Property profile & analytics
OFF-MARKET
Estimated value
$1,965,000
Retail space
1910 State Rte 28 Goshen, OH 45122-8605
Entity Owned
4-yr Hold
Free & Clear
Property ID
US66-4163227
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2021
Construction
METAL FRAME
Total area
9,170 SF
Lot
1.75 ac (76,317 SF)
APN
11-22-07H-184
UPID
US66-4163227
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
$2.40M
CAP Approach
CAP
$1.37M
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$1.97M
Owner & transaction history
Darrow Garner INC · 4 yrs held
Darrow Garner INC
since 2022
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.3M
+153.3%
Medical building
$3.0M
+133.3%
Commercial (general)
$1.4M
+5.1%
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
$2,465,000
ML approach
$2,395,000
CAP Approach
CAP Return
Estimation
6%
$1,485,000
6.5%
$1,370,000
7%
$1,270,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,290,000
Current use
RESTAURANT
$3,265,000
Change: +153% · Conversion: Easy
MEDICAL BUILDING
$3,010,000
Change: +133% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,355,000
Change: +5% · Conversion: Easy
OFFICE BUILDING
$1,310,000
Change: +2% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,305,000
Change: +1% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,225,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.97M
Range $1.77M – $2.16M · ±10% · vs last sale $2.00M (May 5 2022)
Last sale anchor
$2.00M
May 5 2022
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
$214 / 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
$30,598
Tax year 2023
Assessed value
$426,160
Assessed 2023
Previous assessed
$426,160
+0.0% YoY
Effective rate
7.18%
On assessed value
Assessed land
$55,440
Assessed improvement
$370,720
Land market value
$158,400
Improvement market value
$1,059,200
Total market value
$1,217,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2021
Construction
METAL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
6
Bathrooms
2
Total area
9,170 SF
Lot
1.75 ac (76,317 SF)
APN
11-22-07H-184
UPID
US66-4163227
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
RETAIL STORES Current
Est. value
$1.3M
RESTAURANT
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2021
Construction
METAL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
2
Lot
1.75 ac
Current owner
From public records · entity-resolved
Darrow Garner INC
Entity
Free & Clear · 4 yrs held
Mailing address
14442 E HWY 12, ROGERS, AR 72756-8088
Ownership since
2022
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
May 5, 2022
$1,998,524
Darrow Garner INC
Cd Dg Goshen LLC
Warranty Deed
—
May 11, 2021
$165,000
Cd Dg Goshen LLC
Shirley J Mohrfield
Warranty Deed
$100,000 · Sb Ib Redbud LP
Apr 22, 2021
$3,000
Shirley J Mohrfield
E And S Farm 1 LLC
Warranty Deed
—
Sep 30, 2014
—
Shirley Mohrfield
Mohrfield,larry L
Affidavit Of Death
related
—
—
—
Larry Mohrfield
—
Deed Of Trust
related
$4,746,400 · Lcnb National 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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