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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Apartment buildings
2881 Royal Gln Dr Cincinnati, OH 45239-4561
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US66-6174282
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Total area
6,480 SF
Lot
3.12 ac (135,777 SF)
APN
510-0071-0274-00
UPID
US66-6174282
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
$740k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$650k
Owner & transaction history
Royal Glen Realty LLC · 10 yrs held
Royal Glen Realty LLC
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+98.0%
Medical building
$755,000
+38.2%
Office building
$690,000
+26.3%
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%
$800,000
6.5%
$740,000
7%
$690,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$545,000
Current use
RESTAURANT
$1,080,000
Change: +98% · Conversion: Difficult
MEDICAL BUILDING
$755,000
Change: +38% · Conversion: Moderate
OFFICE BUILDING
$690,000
Change: +26% · Conversion: Moderate
RETAIL STORES
$620,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$575,000
Change: +5% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$560,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$100 / 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
$52,707
Tax year 2023
Assessed value
$647,584
Assessed 2023
Previous assessed
$647,584
+0.0% YoY
Effective rate
8.14%
On assessed value
Assessed land
$107,338
Assessed improvement
$540,246
Land market value
$306,680
Improvement market value
$1,543,560
Total market value
$1,850,240
Applied tax rate
141.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1971
Heating
NONE
Stories
3
Rooms
9
Total area
6,480 SF
Lot
3.12 ac (135,777 SF)
APN
510-0071-0274-00
UPID
US66-6174282
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$545,000
RESTAURANT
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$755,000
OFFICE BUILDING
Est. value
$690,000
RETAIL STORES
Est. value
$620,000
COMMERCIAL (GENERAL)
Est. value
$575,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$560,000
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1971
Heating
NONE
Stories
3
Rooms
9
Lot
3.12 ac
Current owner
From public records · entity-resolved
Royal Glen Realty LLC
Entity
Mailing address
4014 SPG GRV AVE, CINCINNATI, OH 45223-2640
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2019
—
Royal Glen Realty LLC
—
Deed
related
$925,000 · Cinfed Cu
Nov 5, 2015
$1,005,000
Royal Glen Realty LLC
Royal Glen Holding LLC
Warranty Deed
$787,500 · Cinfed Cu
Dec 1, 2006
$1,157,000
Royal Glen Holdings LLC
Schell,robert J
Grant Deed
$925,600 · Foundation Bank
Nov 14, 2006
—
Glen Apartments Royal
Schell,robert J
Quit Claim Deed
related
—
Aug 31, 2006
—
Glen Apartments Royal
Schell,robert J
Quit Claim Deed
related
—
—
—
Royal Glen Holdings LLC
—
Deed Of Trust
related
—
—
—
Royal Glen Holdings LLC
—
Loan Modification
related
$68,000 · Rps Investment Trust (ct)
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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