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Property profile & analytics
OFF-MARKET
Estimated value
$2,560,000
Manufacturing properties
3471 Riv Hls Dr Cincinnati, OH 45244-3023
Individually Owned
20-yr Hold
Free & Clear
Property ID
US66-2573139
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1994
Total area
36,548 SF
Lot
1.6 ac (69,610 SF)
APN
501-0009-0022-00
UPID
US66-2573139
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
$2.76M
Comparable Approach
Comparable
$2.66M
Blend (final)
Blend
$2.56M
Owner & transaction history
Village Of Newtown Ohio · 20 yrs held
Village Of Newtown Ohio
since 2005
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.2M
+81.5%
Office building
$3.9M
+65.8%
Retail stores
$3.5M
+49.9%
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%
$2,980,000
6.5%
$2,755,000
7%
$2,555,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,340,000
Current use
MEDICAL BUILDING
$4,245,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$3,880,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$3,505,000
Change: +50% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,230,000
Change: +38% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,170,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$2.56M
Range $2.30M – $2.82M · ±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
$70 / 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
$67,886
Tax year 2023
Assessed value
$775,667
Assessed 2023
Previous assessed
$727,119
+6.7% YoY
Effective rate
8.75%
On assessed value
Assessed land
$26,800
Assessed improvement
$748,867
Land market value
$76,570
Improvement market value
$2,139,620
Total market value
$2,216,190
Applied tax rate
43.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1994
Heating
NONE
Stories
2
Rooms
6
Total area
36,548 SF
Lot
1.6 ac (69,610 SF)
APN
501-0009-0022-00
UPID
US66-2573139
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.9M
RETAIL STORES
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1994
Heating
NONE
Stories
2
Rooms
6
Lot
1.6 ac
Current owner
From public records · entity-resolved
Village Of Newtown Ohio
Individual
Free & Clear · 20 yrs held
Mailing address
3471 RIV HLS DR, CINCINNATI, OH 45244-3023
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2005
—
Village Of Newtown Ohio
Meridian Diagnostics INC
Quit Claim Deed
related
—
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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