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Property profile & analytics
OFF-MARKET
Garden apartment buildings
3452 Main St 3480, Moraine, OH 45439-1343
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US66-1967524
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1981
Construction
FRAME
Total area
3,456 SF
Lot
1.74 ac (75,794 SF)
APN
J44104111 0046
UPID
US66-1967524
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sherman Garrison Properties LLC · 2 yrs held
Sherman Garrison Properties LLC
since 2023
Last sale
$1.9M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$31,103
Tax year 2023
Assessed value
$351,700
Assessed 2023
Previous assessed
$334,950
+5.0% YoY
Effective rate
8.84%
On assessed value
Assessed land
$29,770
Assessed improvement
$321,930
Land market value
$85,050
Improvement market value
$919,800
Total market value
$1,004,850
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1981
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Buildings
4
Stories
1
Units
6
Bathrooms
10
Total area
3,456 SF
Lot
1.74 ac (75,794 SF)
APN
J44104111 0046
UPID
US66-1967524
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
Building & site characteristics
From public records
Year built
1981
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
4
Units
6
Bathrooms
10
Lot
1.74 ac
Current owner
From public records · entity-resolved
Sherman Garrison Properties LLC
Entity
Mailing address
PO BOX 411, ENON, OH 45323-0411
Ownership since
2023
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
Aug 11, 2023
$1,900,000
Sherman Garrison Properties LLC
Venture Real Estate Group LLC
Warranty Deed
$1,520,000 · The Farmers & Merchants State Bank
May 25, 2023
$1,510,000
Venture Real Estate Group LLC
Larkspur Apartments LLC
Warranty Deed
—
May 12, 2020
—
Larkspur Apartments II LLC
Larkspur Apartments I LLC
Warranty Deed
$1,218,000 · First Financial Bank
May 29, 2008
—
Lakespur Apartments II LLC
Lakespur Apartments I LLC
Quit Claim Deed
$1,080,000 · Imperial Capital Bank
—
—
Lakespur Apartments I LLC
—
Deed Of Trust
related
$1,000,000 · United Community 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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