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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Investment properties
2446-2448 Gilbert Ave Cincinnati, OH 45206
Entity Owned
8-yr Hold
Free & Clear
Property ID
US66-6215017
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1895
Total area
6,576 SF
Lot
0.07 ac (2,962 SF)
APN
067-0001-0098-00
UPID
US66-6215017
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
by Request
Comparable Approach
Comparable
$737k
Blend (final)
Blend
$710k
Owner & transaction history
Paramount Square II LLC · 8 yrs held
Paramount Square II LLC
since 2017
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+114.6%
Medical building
$765,000
+49.8%
Office building
$700,000
+36.9%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$510,000
Current use
RESTAURANT
$1,095,000
Change: +115% · Conversion: Difficult
MEDICAL BUILDING
$765,000
Change: +50% · Conversion: Easy
OFFICE BUILDING
$700,000
Change: +37% · Conversion: Easy
RETAIL STORES
$630,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$570,000
Change: +12% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$555,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$108 / 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
$2,316
Tax year 2023
Assessed value
$119,830
Assessed 2023
Previous assessed
$128,055
-6.4% YoY
Effective rate
1.93%
On assessed value
Assessed land
$6,367
Assessed improvement
$113,463
Land market value
$18,190
Improvement market value
$324,180
Total market value
$342,370
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
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1895
Heating
YES
Stories
3
Rooms
4
Total area
6,576 SF
Lot
0.07 ac (2,962 SF)
APN
067-0001-0098-00
UPID
US66-6215017
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
COMMERCIAL (GENERAL) Current
Est. value
$510,000
RESTAURANT
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$765,000
OFFICE BUILDING
Est. value
$700,000
RETAIL STORES
Est. value
$630,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$570,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$555,000
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1895
Heating
YES
Stories
3
Rooms
4
Lot
0.07 ac
Current owner
From public records · entity-resolved
Paramount Square II LLC
Entity
Free & Clear · 8 yrs held
Mailing address
1826 RACE ST, CINCINNATI, OH 45202-7720
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2023
—
Paramount Square II Master Tenant L
—
Deed
related
$3,017,747 · Tmg Paramount Master Borrower LLC
Dec 29, 2017
—
Paramount Square II LLC
City Of Cincinnati
Quit Claim Deed
related
—
Aug 6, 2014
—
City Of Cincinnati
Experimental Holdings INC
Grant Deed
related
—
Oct 15, 2003
$785,000
Experimental Holdings INC
Goodman,tr
Grant Deed
related
$637,500 · Provident Savings 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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