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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Medical Office Space
3328 Westbourne Dr Cincinnati, OH 45248-5133
Trust Owned
8-yr Hold
~
Est. High Equity
Property ID
US66-6233712
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1973
Total area
5,470 SF
Lot
1.05 ac (45,869 SF)
APN
550-0132-0255-00
UPID
US66-6233712
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
-
Jeffrey C. Elwert, DC Alternative Medicine Practice
-
Dr. John Ruch, DC Alternative Medicine Practice
-
Laser and Regenerative Center Alternative Medicine Practice
-
Zeeshan Tayeb MD Physician
-
Dr. Mohammad R. Khan, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$975k
Comparable Approach
Comparable
$813k
Blend (final)
Blend
$840k
Owner & transaction history
Pain Specialists Of Cincinnati Trust · 8 yrs held
Pain Specialists Of Cincinnati Trust
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+57.9%
Restaurant
$910,000
+43.3%
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%
$1,055,000
6.5%
$975,000
7%
$905,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$635,000
Current use
AUTO REPAIR, GARAGE
$1,005,000
Change: +58% · Conversion: Difficult
RESTAURANT
$910,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$580,000
Change: -9% · Conversion: Easy
RETAIL STORES
$525,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$840k
Range $756k – $924k · ±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
$154 / 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
$17,780
Tax year 2023
Assessed value
$264,116
Assessed 2023
Previous assessed
$262,500
+0.6% YoY
Effective rate
6.73%
On assessed value
Assessed land
$62,254
Assessed improvement
$201,862
Land market value
$177,870
Improvement market value
$576,750
Total market value
$754,620
Applied tax rate
163.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1973
Heating
YES
Stories
1
Rooms
4
Bathrooms
2
Total area
5,470 SF
Lot
1.05 ac (45,869 SF)
APN
550-0132-0255-00
UPID
US66-6233712
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
MEDICAL BUILDING Current
Est. value
$635,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
RESTAURANT
Est. value
$910,000
OFFICE BUILDING
Est. value
$580,000
RETAIL STORES
Est. value
$525,000
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
RETAIL STORES
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
1973
Heating
YES
Stories
1
Rooms
4
Bathrooms
2
Lot
1.05 ac
Current owner
From public records · entity-resolved
Pain Specialists Of Cincinnati Trust
Trust
Mailing address
3328 WESTBOURNE DR, CINCINNATI, OH 45248-5133
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2018
$750,000
Pain Specialists Of Cincinnati Trust
Phs Capital Management LLC
Grant Deed
—
Feb 23, 2018
—
Phs Capital Managements LLC
Phs Capital Managements LLC
Quit Claim Deed
related
—
Mar 16, 2004
$662,000
Phs Capital Managements LLC
Daffin Jolly Investments Ltd C
Warranty Deed
related
$485,000 · Fifth Third Bank
Jul 8, 2003
$575,000
Daffin Jolly Investments Ltd
Brauvin Capital Partners LLC
Grant Deed
—
Sep 21, 2000
$599,000
Brauvin Capital Partners LLC
Brauvin High Yield Fund LP
Grant Deed
related
—
—
—
Phs Capital Management LLC
—
Deed Of Trust
related
$598,976 · Huntington Nat'l Bk
—
—
Daffin Jolly Investments Ltd
—
Deed Of Trust
related
$334,500 · Cincinnati Savings & Loan Co
—
—
Phs Capital Management LLC
—
Deed Of Trust
related
$399,000 · Hamilton County Development Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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