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Property profile & analytics
OFF-MARKET
Office buildings
3805 Edwards Rd Cincinnati, OH 45209-1900
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US66-2730221
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Lot
2.17 ac (94,438 SF)
APN
651-0041-0374-00
UPID
US66-2730221
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
-
MillerCoors, LLC Brewery & Distillery
-
Ovation Fertility Cincinnati Medical Laboratory Obstetrician-Gynecologist
-
The Christ Hospital Physicians Hospital
-
Dr. John R. Schroder, MD Physician
-
Jeffrey L. Craig, MD Physician
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
Rookwood Tower Partners LLC · 9 yrs held
Rookwood Tower Partners LLC
since 2016
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 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
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
$736,253
Tax year 2023
Assessed value
$10,704,900
Assessed 2023
Previous assessed
$10,578,751
+1.2% YoY
Effective rate
6.88%
On assessed value
Assessed land
$345,250
Assessed improvement
$10,359,650
Land market value
$986,430
Improvement market value
$29,599,000
Total market value
$30,585,430
Applied tax rate
152.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Heating
YES
Stories
7
Lot
2.17 ac (94,438 SF)
APN
651-0041-0374-00
UPID
US66-2730221
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
Building & site characteristics
From public records
Heating
YES
Stories
7
Lot
2.17 ac
Current owner
From public records · entity-resolved
Rookwood Tower Partners LLC
Entity
Mailing address
3814 WW ST STE #100, CINCINNATI, OH 45227-3743
Ownership since
2016
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
Nov 16, 2016
$29,300,000
Rookwood Tower Partners LLC
Clp-spf Rookwood Tower LLC
Trustees Deed
$20,860,000 · Miscellaneous Ins Co
May 18, 2007
—
Clp-spf Rook Wood Tower LLC
—
Deed Of Trust
related
$24,000,000 · Principal Commercial Funding
Apr 3, 2007
$39,500,000
Clp-spf Rookwood Tower LLC
Rookwood Towers LLC
Grant Deed
—
Mar 20, 2007
—
Rookwood Towers LLC
Rookwood Towers LLC
Quit Claim Deed
—
Sep 14, 2001
—
Rookwood Commons LLC
Rookwood Towers LLC
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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