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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Retail space
38 Holtzmuller Rd West Manchester, OH 45382-9704
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US66-4044664
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
9,100 SF
Lot
1.3 ac (56,628 SF)
APN
I29-0022-001-00-001-000
UPID
US66-4044664
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
-
Dollar General Discount Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$844k
Blend (final)
Blend
$1.17M
Owner & transaction history
Malcolm Geffen · 5 yrs held
Malcolm Geffen
since 2020
Last sale
$1.2M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+51.0%
Office building
$1.3M
+42.6%
Restaurant
$1.1M
+24.3%
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 West Manchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Manchester 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
$1,160,000
ML approach
$1,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$920,000
Current use
COMMERCIAL (GENERAL)
$1,390,000
Change: +51% · Conversion: Easy
OFFICE BUILDING
$1,310,000
Change: +43% · Conversion: Easy
RESTAURANT
$1,145,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$865,000
Change: -6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$850,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$800,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±10% · vs last sale $1.17M (Oct 14 2020)
Last sale anchor
$1.17M
Oct 14 2020
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
$129 / 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
$9,871
Tax year 2023
Assessed value
$210,670
Assessed 2023
Previous assessed
$130,030
+62.0% YoY
Effective rate
4.69%
On assessed value
Assessed land
$6,760
Assessed improvement
$203,910
Land market value
$19,320
Improvement market value
$582,600
Total market value
$601,920
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2019
Heating
NONE
Stories
1
Total area
9,100 SF
Lot
1.3 ac (56,628 SF)
APN
I29-0022-001-00-001-000
UPID
US66-4044664
Jurisdiction
PREBLE
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
$920,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RESTAURANT
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$865,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$850,000
AUTO REPAIR, GARAGE
Est. value
$800,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2019
Heating
NONE
Stories
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
Malcolm Geffen
Individual
Mailing address
412 AVOCADO AVE, CORONA DEL MAR, CA 92625-1916
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2020
$1,174,000
Malcolm Geffen
West Manchester Dohp LLC
Limited Warranty Deed
$598,750 · Citizens National Bank
Jan 20, 2005
—
Jerry E Williamson
Jerry E Williamson
Intrafamily Transfer
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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