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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Investment properties
1978 Main St Goshen, OH 45122-8611
Individually Owned
17-yr Hold
Free & Clear
Property ID
US66-6287243
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1952
Construction
CONCRETE BLOCKS
Total area
6,642 SF
Lot
0.59 ac (25,740 SF)
APN
11-49-03.-005B
UPID
US66-6287243
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
$880k
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.13M
Owner & transaction history
Boys Sales Beverage · 17 yrs held
Boys Sales Beverage
since 2009
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$955,000
6.5%
$880,000
7%
$820,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$980,000
Current use
OFFICE BUILDING
$950,000
Change: -3% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$945,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$935,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$890,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±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
$169 / 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
$4,857
Tax year 2023
Assessed value
$81,870
Assessed 2023
Previous assessed
$81,870
+0.0% YoY
Effective rate
5.93%
On assessed value
Assessed land
$8,890
Assessed improvement
$72,980
Land market value
$25,400
Improvement market value
$208,500
Total market value
$233,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1952
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
7
Bathrooms
1
Total area
6,642 SF
Lot
0.59 ac (25,740 SF)
APN
11-49-03.-005B
UPID
US66-6287243
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
COMMERCIAL (GENERAL) Current
Est. value
$980,000
OFFICE BUILDING
Est. value
$950,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$945,000
RETAIL STORES
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$890,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1952
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
7
Bathrooms
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
Boys Sales Beverage
Individual
Free & Clear · 17 yrs held
Mailing address
10279 STATE RTE 132, PLEASANT PLAIN, OH 45162-9772
Ownership since
2009
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
Sep 22, 2023
—
Beverage Boys Sales And Marketing L
—
Deed
related
$125,000 · Sharefax Cu
Apr 10, 2009
—
Boys Sales Beverage
Mohrfield,larry L
Warranty Deed
—
Dec 17, 2008
$110,000
Joe Steele
Mohrfield Family Trust
Grant Deed
$110,000 · Mohrfield Family Trust (tr)
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.
Try Rey
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