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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Commercial kitchens
2909-2913 Boudinot Ave Cincinnati, OH 45238
Entity Owned
25-yr Hold
Free & Clear
Property ID
US66-1746700
Property profile
Verified
Property type
Commercial kitchens
Use group
TAKE-OUT RESTAURANT
Year built
1983
Total area
4,200 SF
Lot
0.73 ac (31,799 SF)
APN
208-0060-0015-00
UPID
US66-1746700
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
$345k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$546k
Blend (final)
Blend
$575k
Owner & transaction history
United Dairy Farmers INC · 25 yrs held
United Dairy Farmers INC
since 2000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$770,000
+10.2%
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
$345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$700,000
Current use
AUTO REPAIR, GARAGE
$770,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$137 / 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
$28,062
Tax year 2023
Assessed value
$339,952
Assessed 2023
Previous assessed
$296,367
+14.7% YoY
Effective rate
8.25%
On assessed value
Assessed land
$153,920
Assessed improvement
$186,032
Land market value
$439,770
Improvement market value
$531,520
Total market value
$971,290
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
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
Commercial kitchens
Use group
TAKE-OUT RESTAURANT
Status
Off-Market
Year built
1983
Heating
YES
Stories
1
Rooms
4
Total area
4,200 SF
Lot
0.73 ac (31,799 SF)
APN
208-0060-0015-00
UPID
US66-1746700
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
RESTAURANT Current
Est. value
$700,000
AUTO REPAIR, GARAGE
Est. value
$770,000
RESTAURANT Current
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
1983
Heating
YES
Stories
1
Rooms
4
Lot
0.73 ac
Current owner
From public records · entity-resolved
United Dairy Farmers INC
Entity
Free & Clear · 25 yrs held
Mailing address
3955 MONTGOMERY RD, CINCINNATI, OH 45212-3733
Ownership since
2000
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
May 16, 2019
—
United Dairy Farmers INC
—
Loan Modification
related
$40,000,000 · Huntington Nat'l Bk
Feb 1, 2017
—
United Dairy Farmers INC
—
Grant Deed
related
$27,472,937 · Huntington Nat'l Bk
Aug 18, 2000
—
United Dairy Farmers INC
Don R Gardner Trustee
Trustees Deed
related
—
Aug 3, 2000
—
Don R Gardner Trustee
United Dairy Farmers INC
Quit Claim Deed
related
—
—
—
United Dairy Farmers INC
—
Deed Of Trust
related
$4,500,000 · Huntington 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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