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Property profile & analytics
OFF-MARKET
Estimated value
$4,705,000
Warehouses
2308 Sandridge Dr Moraine, OH 45439-1847
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-2460161
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1985
Total area
64,000 SF
Lot
5.74 ac (249,991 SF)
APN
J44 28215 0004
UPID
US66-2460161
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
$4.67M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.03M
Blend (final)
Blend
$4.71M
Owner & transaction history
Lavender Hill Properties Lllp · 4 yrs held
Lavender Hill Properties Lllp
since 2022
Last sale
$5.6M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.2M
+90.4%
Auto repair, garage
$4.0M
+80.8%
Retail stores
$3.9M
+74.8%
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 Moraine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Moraine 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
$4,115,000
ML approach
$4,670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,225,000
Change: +90% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,010,000
Change: +81% · Conversion: Easy
RETAIL STORES
$3,880,000
Change: +75% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,200,000
Change: +44% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,175,000
Change: +43% · Conversion: Moderate
Blend value · Realmo final
$4.71M
Range $4.23M – $5.18M · ±10% · vs last sale $5.60M (Mar 23 2022)
Last sale anchor
$5.60M
Mar 23 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
$74 / 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
$97,606
Tax year 2023
Assessed value
$1,056,940
Assessed 2023
Previous assessed
$960,850
+10.0% YoY
Effective rate
9.23%
On assessed value
Assessed land
$67,390
Assessed improvement
$989,550
Land market value
$192,530
Improvement market value
$2,827,290
Total market value
$3,019,820
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1985
Heating
YES
Cooling
NONE
Stories
1
Total area
64,000 SF
Lot
5.74 ac (249,991 SF)
APN
J44 28215 0004
UPID
US66-2460161
Jurisdiction
MONTGOMERY
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
OFFICE BUILDING
Est. value
$4.2M
AUTO REPAIR, GARAGE
Est. value
$4.0M
RETAIL STORES
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1985
Heating
YES
Cooling
Yes
Stories
1
Lot
5.74 ac
Current owner
From public records · entity-resolved
Lavender Hill Properties Lllp
Entity
Mailing address
1570 LINDA VIS DR, SAN MARCOS, CA 92078-3808
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
Mar 23, 2022
$5,600,000
Lavender Hill Properties Lllp
Fezco Sandridge LLC
Limited Warranty Deed
—
Oct 29, 2010
$2,900,000
Fezco Sandridge LLC
Sandridge Property LLC
Warranty Deed
—
Oct 29, 2010
—
Sandridge Property LLC
Boesch,horace J JR
Quit Claim Deed
related
—
Jun 16, 2004
—
Sandridge Property LLC
Fornes,mark S
Warranty Deed
related
—
—
—
Sandridge Property LLC
—
Deed Of Trust
related
$2,200,000 · Ge Life & Annuity Assurance Co
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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