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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Retail space
3140 Riverside Dr, Upper Arlington, OH 43221-2581
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US66-1448919
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Total area
3,718 SF
Lot
1.94 ac (84,724 SF)
Zoning code
2897
APN
070-004930
UPID
US66-1448919
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
$365k
CAP Approach
CAP
$660k
Comparable Approach
Comparable
$642k
Blend (final)
Blend
$525k
Owner & transaction history
3140 Riverside Drive LLC · 8 yrs held
3140 Riverside Drive LLC
since 2018
3 recorded transactions
Zoning & alternative use
2897 · Upper Arlington, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$590,000
+47.8%
Office building
$530,000
+33.0%
Medical building
$500,000
+25.8%
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 Upper Arlington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upper Arlington 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
$365,000
CAP Approach
CAP Return
Estimation
6%
$715,000
6.5%
$660,000
7%
$610,000
Alternative Use
Use
Estimation
RETAIL STORES
$400,000
Current use
AUTO REPAIR, GARAGE
$590,000
Change: +48% · Conversion: Difficult
OFFICE BUILDING
$530,000
Change: +33% · Conversion: Easy
MEDICAL BUILDING
$500,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$400,000
Change: +1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$360,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$141 / 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
$48,204
Tax year 2023
Assessed value
$598,260
Assessed 2023
Previous assessed
$373,800
+60.0% YoY
Effective rate
8.06%
On assessed value
Assessed land
$267,510
Assessed improvement
$330,750
Land market value
$764,300
Improvement market value
$945,000
Total market value
$1,709,300
Applied tax rate
70.0000
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
1955
Heating
YES
Cooling
NONE
Buildings
6
Stories
1
Units
2
Rooms
11
Bathrooms
7
Total area
3,718 SF
Lot
1.94 ac (84,724 SF)
Zoning code
2897
APN
070-004930
UPID
US66-1448919
Jurisdiction
FRANKLIN
Zoning & alternative use
2897 · Upper Arlington, OH
Zoning 2897 · permitted uses
2897 · Upper Arlington, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Upper Arlington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$400,000
AUTO REPAIR, GARAGE
Est. value
$590,000
OFFICE BUILDING
Est. value
$530,000
MEDICAL BUILDING
Est. value
$500,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$400,000
COMMERCIAL (GENERAL)
Est. value
$360,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1955
Heating
YES
Cooling
Yes
Stories
1
Buildings
6
Units
2
Rooms
11
Bathrooms
7
Lot
1.94 ac
Current owner
From public records · entity-resolved
3140 Riverside Drive LLC
Entity
Mailing address
8331 STORY RD, JOHNSTOWN, OH 43031-9152
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
Feb 5, 2018
$900,000
3140 Riverside Drive LLC
C D Morelock Properties INC
Warranty Deed
$720,000 · Heartland Bank
—
—
C D Morelock Properties INC
—
Deed Of Trust
related
$900,000 · Perpetual Savings Bank
—
—
C D Morelock Properties INC
—
Deed Of Trust
related
$812,500 · Perpetual Savings 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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