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Property profile & analytics
OFF-MARKET
Estimated value
$4,205,000
Grocery and convenience stores
400 Erie Hwy, Hamilton, OH 45011-4263
Individually Owned
16-yr Hold
Free & Clear
Property ID
US66-0829835
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1985
Total area
45,188 SF
Lot
3.77 ac (164,047 SF)
APN
P6431-050.000-081
UPID
US66-0829835
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
$2.95M
Comparable Approach
Comparable
$5.08M
Blend (final)
Blend
$4.21M
Owner & transaction history
Governing Board Of Butler Cnty Ed · 16 yrs held
Governing Board Of Butler Cnty Ed
since 2009
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.1M
+73.2%
Neighborhood: shopping center
$5.0M
+69.1%
Auto repair, garage
$3.7M
+26.2%
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 Hamilton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hamilton 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%
$3,200,000
6.5%
$2,950,000
7%
$2,740,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,955,000
Current use
MEDICAL BUILDING
$5,120,000
Change: +73% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,995,000
Change: +69% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,730,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$3,100,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$4.21M
Range $3.78M – $4.63M · ±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
$93 / 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
Assessed value
$1,029,230
Assessed 2023
Previous assessed
$1,029,230
+0.0% YoY
Assessed land
$144,990
Assessed improvement
$884,240
Land market value
$414,260
Improvement market value
$2,526,410
Total market value
$2,940,670
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1985
Heating
HOT WATER
Cooling
CENTRAL
Stories
1
Total area
45,188 SF
Lot
3.77 ac (164,047 SF)
APN
P6431-050.000-081
UPID
US66-0829835
Jurisdiction
BUTLER
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
$3.0M
MEDICAL BUILDING
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.1M
RETAIL STORES Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1985
Heating
HOT WATER
Cooling
Yes
Stories
1
Lot
3.77 ac
Current owner
From public records · entity-resolved
Governing Board Of Butler Cnty Ed
Individual
Free & Clear · 16 yrs held
Mailing address
400 N ERIE HWY STE A, HAMILTON, OH 45011-4264
Ownership since
2009
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
Nov 3, 2009
—
Governing Board Of Butler Cnty Ed
400 North Erie LLC
Grant Deed
—
Nov 2, 2009
$770,000
400 North Erie LLC
Kroger LP I
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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