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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Retail space
305 Central Ave Springboro, OH 45066
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US66-1490489
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
FRAME
Total area
6,984 SF
Lot
1.42 ac (62,029 SF)
APN
04-07-176-013-0
UPID
US66-1490489
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
-
Irongate Inc., Realtors Agent Control Panel Real Estate Agency
-
Irongate Inc., Realtors - Springboro Real Estate Agency
-
Michael Fisher, Keller Williams Community Partners Real Estate Agency
-
Ruthie Reed Irongate Inc., Realtors Real Estate Agency
-
Emily Powell Dwyer- Irongate Inc., Irongate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$950k
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$949k
Blend (final)
Blend
$910k
Owner & transaction history
305 E Central Ave LLC · 5 yrs held
305 E Central Ave LLC
since 2021
Last sale
$750,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.4M
+38.2%
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 Springboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Springboro 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
$1,015,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
$1,135,000
6.5%
$1,050,000
7%
$975,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,005,000
Current use
INDUSTRIAL (GENERAL)
$1,390,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$1,205,000
Change: +20% · Conversion: Easy
COMMERCIAL (GENERAL)
$915,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $750k (Apr 26 2021)
Last sale anchor
$750k
Apr 26 2021
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
$130 / 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
$13,065
Tax year 2023
Assessed value
$254,524
Assessed 2023
Previous assessed
$254,524
+0.0% YoY
Effective rate
5.13%
On assessed value
Assessed land
$70,564
Assessed improvement
$183,960
Land market value
$201,610
Improvement market value
$525,600
Total market value
$727,210
Applied tax rate
5.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
6,984 SF
Lot
1.42 ac (62,029 SF)
APN
04-07-176-013-0
UPID
US66-1490489
Jurisdiction
WARREN
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
RETAIL STORES Current
Est. value
$1.0M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$915,000
RETAIL STORES Current
INDUSTRIAL (GENERAL)
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2008
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.42 ac
Current owner
From public records · entity-resolved
305 E Central Ave LLC
Entity
Mailing address
1279 LYONS RD, DAYTON, OH 45458-1859
Ownership since
2021
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 26, 2021
$750,000
305 E Central Ave LLC
Main Street Partnership
Warranty Deed
$600,000 · Lcnb National Bank
Jul 9, 2009
—
Main Street Ptshp Pll
—
Trustees Deed
related
$300,000 · Lcnb National Bank
Aug 26, 2008
$211,500
Main Street Ptshp Pll
Richards Run Business Park LLC
Warranty Deed
$999,000 · Lcnb 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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