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Property profile & analytics
OFF-MARKET
Estimated value
$1,165,000
Investment properties
2712 Erie Ave, Cincinnati, OH 45208-2111
Entity Owned
8-yr Hold
Free & Clear
Property ID
US66-1564428
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Total area
11,321 SF
Lot
0.16 ac (7,013 SF)
APN
041-0003-0013-00
UPID
US66-1564428
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
Current use
Occupant on record · Public records
-
Wnek Orthodontics Dental Office
-
Luttmer & Luttmer Dental Office
-
Berkshire Hathaway HomeServices Professional Realty Real Estate Agency
-
IX Advertising Agency Marketing & Advertising
-
JoAnne Morrissey, BHHS Professional Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$979k
Blend (final)
Blend
$1.17M
Owner & transaction history
Luttmer Properties LLC · 8 yrs held
Luttmer Properties LLC
since 2018
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+88.2%
Medical building
$1.3M
+31.4%
Office building
$1.2M
+20.0%
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)
$1,000,000
Current use
RESTAURANT
$1,885,000
Change: +88% · Conversion: Difficult
MEDICAL BUILDING
$1,315,000
Change: +31% · Conversion: Easy
OFFICE BUILDING
$1,200,000
Change: +20% · Conversion: Easy
RETAIL STORES
$1,085,000
Change: +8% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$980,000
Change: -2% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$950,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$1.17M
Range $1.05M – $1.28M · ±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
$103 / 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
$37,119
Tax year 2023
Assessed value
$451,791
Assessed 2023
Previous assessed
$374,459
+20.7% YoY
Effective rate
8.22%
On assessed value
Assessed land
$112,378
Assessed improvement
$339,413
Land market value
$321,080
Improvement market value
$969,750
Total market value
$1,290,830
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
1910
Heating
NONE
Stories
3
Rooms
4
Total area
11,321 SF
Lot
0.16 ac (7,013 SF)
APN
041-0003-0013-00
UPID
US66-1564428
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
$1.0M
RESTAURANT
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$980,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$950,000
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
1910
Heating
NONE
Stories
3
Rooms
4
Lot
0.16 ac
Current owner
From public records · entity-resolved
Luttmer Properties LLC
Entity
Free & Clear · 8 yrs held
Mailing address
126 W 6TH ST, CINCINNATI, OH 45202-2304
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Apr 24, 2018
—
Luttmer Properties LLC
Luttmer,joseph T
Quit Claim Deed
—
Apr 3, 2018
—
Joseph T Luttmer
Luttmer & Luttmer LLP
Quit Claim Deed
related
—
Aug 7, 2007
—
Luttmer
Luttmer,mary M
Quit Claim 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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