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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Warehouses
2641 State Rte 28, Pleasant Plain, OH 45162-9627
Individually Owned
3-yr Hold
Free & Clear
Property ID
US66-2573211
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2001
Construction
METAL FRAME
Total area
6,500 SF
Lot
2.72 ac (118,483 SF)
APN
11-43-21.-008
UPID
US66-2573211
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
$519k
Blend (final)
Blend
$560k
Owner & transaction history
Teresa L Forbes · 3 yrs held
Teresa L Forbes
since 2023
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$930,000
+106.8%
Neighborhood: shopping center
$925,000
+105.9%
Retail stores
$915,000
+103.6%
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 Pleasant Plain submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant Plain 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
WAREHOUSE, STORAGE
$450,000
Current use
OFFICE BUILDING
$930,000
Change: +107% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$925,000
Change: +106% · Conversion: Moderate
RETAIL STORES
$915,000
Change: +104% · Conversion: Moderate
AUTO REPAIR, GARAGE
$870,000
Change: +94% · Conversion: Easy
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$86 / 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
$5,359
Tax year 2023
Assessed value
$90,340
Assessed 2023
Previous assessed
$90,340
+0.0% YoY
Effective rate
5.93%
On assessed value
Assessed land
$16,100
Assessed improvement
$74,240
Land market value
$46,000
Improvement market value
$212,100
Total market value
$258,100
Applied tax rate
11.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2001
Construction
METAL FRAME
Heating
SPACE
Cooling
NONE
Buildings
2
Stories
1
Rooms
7
Bathrooms
1
Total area
6,500 SF
Lot
2.72 ac (118,483 SF)
APN
11-43-21.-008
UPID
US66-2573211
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
WAREHOUSE, STORAGE Current
Est. value
$450,000
OFFICE BUILDING
Est. value
$930,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$925,000
RETAIL STORES
Est. value
$915,000
AUTO REPAIR, GARAGE
Est. value
$870,000
WAREHOUSE, STORAGE 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
2001
Construction
METAL FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
2
Rooms
7
Bathrooms
1
Lot
2.72 ac
Current owner
From public records · entity-resolved
Teresa L Forbes
Individual
Free & Clear · 3 yrs held
Mailing address
PO BOX 329, BLANCHESTER, OH 45107-0329
Ownership since
2023
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
Jun 21, 2023
—
Teresa L Forbes
Randy L Forbes
Affidavit Of Death Of Joint Tenant
related
—
Feb 5, 2021
—
Randy L Forbes JR
Randy L Forbes
Transfer On Death Deed
related
—
—
—
Randy L Forbes
—
Deed Of Trust
related
$136,392 · First 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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