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Property profile & analytics
OFF-MARKET
Estimated value
$1,335,000
Office Spaces
2280 State Rte 56th SW London, OH 43140-7500
Entity Owned
5-yr Hold
Free & Clear
Property ID
US66-4281735
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2021
Total area
8,722 SF
Lot
28.93 ac (1,260,278 SF)
APN
31-00662.000
UPID
US66-4281735
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
$1.36M
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.34M
Owner & transaction history
Independence Way LLC · 5 yrs held
Independence Way LLC
since 2021
6 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 London submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs London 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%
$1,470,000
6.5%
$1,360,000
7%
$1,260,000
Blend value · Realmo final
$1.34M
Range $1.20M – $1.47M · ±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
$153 / 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
$4,665
Tax year 2023
Assessed value
$813,880
Assessed 2023
Previous assessed
$479,600
+69.7% YoY
Effective rate
0.57%
On assessed value
Assessed land
$104,980
Assessed improvement
$708,900
Land market value
$299,930
Improvement market value
$2,025,440
Total market value
$2,325,370
Applied tax rate
31.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2021
Heating
NONE
Buildings
6
Stories
1
Total area
8,722 SF
Lot
28.93 ac (1,260,278 SF)
APN
31-00662.000
UPID
US66-4281735
Jurisdiction
MADISON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2021
Heating
NONE
Stories
1
Buildings
6
Lot
28.93 ac
Current owner
From public records · entity-resolved
Independence Way LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2260 STATE RTE 56TH SW, LONDON, OH 43140-9380
Ownership since
2021
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
Apr 30, 2021
—
Independence Way LLC
Paul J Gross
Warranty Deed
—
Feb 24, 2015
$147,000
Crossroads Cmnty Ch Of London
Gross Paul J & Kirsten J
Warranty Deed
—
Mar 25, 2014
$40,000
Bluebird Retirement Cmnty LLC
Gross,paul J & Kirsten J
Quit Claim Deed
related
—
Dec 22, 2010
$761,488
Paul J Gross
Dc Engineering & Dev Ltd
Warranty Deed
$566,250 · Farm Credit Svcs Mid-america
Nov 20, 2007
$220,000
Dc Engineering & Development Ltd
Roy L Davidson III
Warranty Deed
$140,000 · Advantage Bank
Nov 20, 2007
$80,000
Trustees Of Union Township
Dc Engineering & Dev Ltd
Warranty Deed
—
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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