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Property profile & analytics
OFF-MARKET
Estimated value
$1,215,000
Garden apartment buildings
3960 Redpetal Ln Batavia, OH 45103-2899
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US66-4292831
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2021
Construction
FRAME
Total area
9,524 SF
Lot
31.03 ac (1,351,623 SF)
APN
41-31-02E-036
UPID
US66-4292831
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
$1.41M
CAP Approach
CAP
$1.38M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.22M
Owner & transaction history
Savannah Ridge Four LLC · 4 yrs held
Savannah Ridge Four LLC
since 2021
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+85.8%
Office building
$1.4M
+78.6%
Neighborhood: shopping center
$1.4M
+77.8%
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 Batavia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Batavia 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
$1,675,000
ML approach
$1,405,000
CAP Approach
CAP Return
Estimation
6%
$1,495,000
6.5%
$1,380,000
7%
$1,280,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$760,000
Current use
COMMERCIAL (GENERAL)
$1,415,000
Change: +86% · Conversion: Moderate
OFFICE BUILDING
$1,360,000
Change: +79% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,355,000
Change: +78% · Conversion: Difficult
RETAIL STORES
$1,340,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,275,000
Change: +67% · Conversion: Difficult
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±10% · vs last sale $1.09M (Sep 30 2020)
Last sale anchor
$1.09M
Sep 30 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
$128 / 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
$147,553
Tax year 2023
Assessed value
$183,510
Assessed 2023
Previous assessed
$183,510
+0.0% YoY
Effective rate
80.41%
On assessed value
Assessed land
$183,510
Land market value
$524,300
Total market value
$524,300
Applied tax rate
41.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2021
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
17
Stories
1
Units
103
Total area
9,524 SF
Lot
31.03 ac (1,351,623 SF)
APN
41-31-02E-036
UPID
US66-4292831
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$760,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2021
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
17
Units
103
Lot
31.03 ac
Current owner
From public records · entity-resolved
Savannah Ridge Four LLC
Entity
Free & Clear · 4 yrs held
Mailing address
7007 E PLEASANT VLY RD, INDEPENDENCE, OH 44131-5543
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2023
—
Savannah Ridge Four LLC
—
Deed
related
$17,550,000 · Lument Real Estate Capital LLC
Nov 30, 2021
—
Savannah Ridge Four LLC
Clermont County Port Authority
Lease
—
Sep 30, 2020
—
Savannah Ridge Four LLC
Charles J Kubicki LLC
Warranty Deed
—
Oct 11, 2017
$563,300
Savannah Ridge Two LLC
Charles J Kubicki LLC
Deed
$5,980,517 · Pnc Bank
Aug 3, 2015
—
Charles J Kubicki LLC
Charles J Kubicki LLC
Quit Claim Deed
related
—
Dec 2, 2014
—
Charles J Kubicki LLC
—
Grant Deed
related
$3,233,750 · Huntington Nat'l Bk
May 27, 2011
—
Charles J Kubicki LLC
—
Deed Of Trust
related
$2,000,000 · Fifth Third Bank
Dec 30, 2008
$672,450
Carmel Christian Church Mt
Charles J Kubicki LLC
Warranty Deed
$980,454 · Us Bank NA
Jun 25, 2007
$1,025,000
Hoffman Richard Tr
Chirco Helen G Trust
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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