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Property profile & analytics
OFF-MARKET
Estimated value
$6,935,000
Manufacturing properties
396 Wards Cor Rd Miamiville, OH 45147-4400
Entity Owned
8-yr Hold
Free & Clear
Property ID
US66-2427210
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1986
Total area
84,620 SF
Lot
4.63 ac (201,639 SF)
APN
18-25-18K-061
UPID
US66-2427210
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
$6.81M
Comparable Approach
Comparable
$6.90M
Blend (final)
Blend
$6.94M
Owner & transaction history
396 Wards Corner LLC · 8 yrs held
396 Wards Corner LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$11.3M
+41.4%
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 Miamiville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miamiville 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%
$7,375,000
6.5%
$6,810,000
7%
$6,325,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$7,995,000
Current use
AUTO REPAIR, GARAGE
$11,310,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$6.94M
Range $6.24M – $7.63M · ±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
$82 / 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
$70,329
Tax year 2023
Assessed value
$796,150
Assessed 2023
Previous assessed
$796,150
+0.0% YoY
Effective rate
8.83%
On assessed value
Assessed land
$192,290
Assessed improvement
$603,860
Land market value
$549,400
Improvement market value
$1,725,300
Total market value
$2,274,700
Applied tax rate
18.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1986
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
5
Bathrooms
1
Total area
84,620 SF
Lot
4.63 ac (201,639 SF)
APN
18-25-18K-061
UPID
US66-2427210
Jurisdiction
CLERMONT
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
$8.0M
AUTO REPAIR, GARAGE
Est. value
$11.3M
INDUSTRIAL (GENERAL) Current
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
1986
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
1
Lot
4.63 ac
Current owner
From public records · entity-resolved
396 Wards Corner LLC
Entity
Free & Clear · 8 yrs held
Mailing address
11129 KENWOOD RD, BLUE ASH, OH 45242-1817
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2024
—
396 Wards Corner LLC
—
Deed
related
$15,600,000 · The Huntington National Bank
Mar 19, 2020
—
396 Wards Corner LLC
—
Deed
related
$15,600,000 · The Huntington National Bank
May 22, 2019
—
396 Wards Corner LLC
—
Grant Deed
related
$1,587,000 · Huntington Nat'l Bk
Apr 25, 2018
—
396 Wards Corner LLC
Beechmont Car Wash LLC
Warranty Deed
—
Mar 14, 2017
—
Beechmont Car Wash LLC
—
Deed
related
$1,316,506 · Central Bk
Aug 4, 2016
—
Beechmont Car Wash LLC
—
Deed
related
$460,000 · Central Bank & Trust Co
Mar 3, 2016
—
Beechmont Car Wash LLC
Beechmont Car Wash LLC
Quit Claim Deed
related
—
Mar 31, 2006
$2,250,000
Beechmont Car Wash LLC
Wc Associates
Warranty Deed
$1,575,000 · Central Bank & Trust
—
—
Beechmont Car Wash LLC
—
Deed Of Trust
related
$200,000 · Central Bk
—
—
Beechmont Car Wash LLC
—
Deed Of Trust
related
$600,000 · Central Bk
—
—
Beechmont Car Wash LLC
—
Deed Of Trust
related
$825,000 · Central Bk
—
—
Beechmont Car Wash LLC
—
Deed Of Trust
related
$1,316,506 · Central Bk
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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