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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Office buildings
3445 Dixie Dr Moraine, OH 45439-2330
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US66-2325616
Property summary
AI-generated overview
This exceptional 14,728 square foot executive office building, located at 3445 S. Dixie Drive in Moraine, Ohio, presents a compelling investment opportunity. The property, situated on a 1.45-acre lot, boasts a prime location with excellent visibility and accessibility from Interstate 75. Built in 1988, this Class B building is currently 100% occupied, offering immediate cash flow. The building features two stories and ample parking, providing convenient access for tenants and visitors. The property's zoning permits office use, and its strategic location offers excellent signage opportunities. The building is well-maintained, with the majority of HVAC units replaced within the last three years, ensuring efficient and cost-effective operation. This property offers flexibility
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
14,728 SF
Lot
0.71 ac (31,058 SF)
APN
J44 28209 0001
UPID
US66-2325616
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
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$461k
Blend (final)
Blend
$715k
Owner & transaction history
Brower Mefferd Holdings LLC · 1 yrs held
Brower Mefferd Holdings LLC
since 2025
Last sale
$830,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$955,000
+5.8%
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 Moraine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Moraine 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
$545,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$905,000
Current use
AUTO REPAIR, GARAGE
$955,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$895,000
Change: -1% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$775,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $830k (May 15 2025)
Last sale anchor
$830k
May 15 2025
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
$49 / 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
$22,188
Tax year 2023
Assessed value
$236,950
Assessed 2023
Previous assessed
$260,380
-9.0% YoY
Effective rate
9.36%
On assessed value
Assessed land
$30,530
Assessed improvement
$206,420
Land market value
$87,230
Improvement market value
$589,760
Total market value
$676,990
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
14,728 SF
Lot
0.71 ac (31,058 SF)
APN
J44 28209 0001
UPID
US66-2325616
Jurisdiction
MONTGOMERY
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
OFFICE BUILDING Current
Est. value
$905,000
AUTO REPAIR, GARAGE
Est. value
$955,000
RETAIL STORES
Est. value
$895,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$775,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1988
Heating
YES
Cooling
Yes
Stories
2
Lot
0.71 ac
Current owner
From public records · entity-resolved
Brower Mefferd Holdings LLC
Entity
Mailing address
3445 S DIXIE DR, MORAINE, OH 45439-2330
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2025
$830,000
Brower Mefferd Holdings LLC
Dhppt Ltd
Warranty Deed
—
Jul 6, 2018
—
Dhppt Ltd
—
Deed
related
$825,000 · Farmers & Merchants Nat'l Bk
Nov 5, 2002
$1,275,000
Dhppt Ltd
Moraine One Partnership Pll
Grant Deed
$275,000 · Fifth Third Bank Western Oh
—
—
Dhppt Ltd
—
Deed Of Trust
related
$855,000 · Old Fort Banking Co
—
—
Dhppt Ltd
—
Deed Of Trust
related
$825,000 · Farmers & Merchants Nat'l Bk
—
—
Dhppt Ltd
—
Deed Of Trust
related
$1,050,000 · Key Bank & Trust
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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