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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Retail space
35 Commercial Way Springboro, OH 45066-3078
Entity Owned
~
Est. High Equity
Property ID
US66-1556096
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
BRICK
Total area
3,024 SF
Lot
0.78 ac (33,890 SF)
APN
04-19-126-008-0
UPID
US66-1556096
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
$555k
CAP Approach
CAP
$455k
Comparable Approach
Comparable
$674k
Blend (final)
Blend
$555k
Owner & transaction history
Embodied Legacy Holdings LLC
Embodied Legacy Holdings LLC
since 2026
Last sale
$572,500
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$730,000
+68.2%
Office building
$525,000
+20.0%
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 Springboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Springboro 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
$515,000
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
$490,000
6.5%
$455,000
7%
$420,000
Alternative Use
Use
Estimation
RETAIL STORES
$435,000
Current use
AUTO REPAIR, GARAGE
$730,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$525,000
Change: +20% · Conversion: Easy
COMMERCIAL (GENERAL)
$395,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±10% · vs last sale $573k (Apr 12 2023)
Last sale anchor
$573k
Apr 12 2023
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
$184 / 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
$11,687
Tax year 2023
Assessed value
$185,136
Assessed 2023
Previous assessed
$85,981
+115.3% YoY
Effective rate
6.31%
On assessed value
Assessed land
$13,181
Assessed improvement
$171,955
Land market value
$37,660
Improvement market value
$491,300
Total market value
$528,960
Applied tax rate
7.0000
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
1998
Construction
BRICK
Heating
NONE
Stories
1
Total area
3,024 SF
Lot
0.78 ac (33,890 SF)
APN
04-19-126-008-0
UPID
US66-1556096
Jurisdiction
WARREN
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
RETAIL STORES Current
Est. value
$435,000
AUTO REPAIR, GARAGE
Est. value
$730,000
OFFICE BUILDING
Est. value
$525,000
COMMERCIAL (GENERAL)
Est. value
$395,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1998
Construction
BRICK
Heating
NONE
Stories
1
Lot
0.78 ac
Current owner
From public records · entity-resolved
Embodied Legacy Holdings LLC
Entity
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2026
$676,750
Embodied Legacy Holdings LLC
Edsa LLC
Warranty Deed
$600,000 · Farmers & Merchants Bank
Jan 17, 2025
—
Edsa LLC
—
Deed
related
$969,000 · United Midwest Savings Bank NA
Oct 22, 2024
—
Edsa LLC
—
Deed
related
$480,000 · The Farmers State Bank
Apr 12, 2023
$572,500
Edsa LLC
Banjam LLC
Warranty Deed
$458,000 · Pnc Bank NA
Feb 13, 2019
—
Banjam LLC
Venture Real Estate Group LLC
Warranty Deed
related
—
Jan 7, 2019
$200,000
Venture Real Estate Group LLC
United States Of America
Grant Deed
$205,000 · Testa & Associates LLP
Dec 13, 2012
$319,000
Coleman Capital INC
Laurito,beverly J
Grant Deed
—
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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