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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Apartment buildings
4233 Allendorf Dr Cincinnati, OH 45209-1570
Entity Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US66-5725323
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Total area
24,736 SF
Lot
0.52 ac (22,738 SF)
APN
051-0009-0101-00
UPID
US66-5725323
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
by Request
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.29M
Owner & transaction history
Emk Oakley LLC · 17 yrs held
Emk Oakley LLC
since 2009
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.1M
+3.2%
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 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,080,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,145,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±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
$52 / 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
$26,939
Tax year 2023
Assessed value
$328,104
Assessed 2023
Previous assessed
$218,859
+49.9% YoY
Effective rate
8.21%
On assessed value
Assessed land
$71,400
Assessed improvement
$256,704
Land market value
$204,000
Improvement market value
$733,440
Total market value
$937,440
Applied tax rate
1.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Heating
YES
Stories
4
Rooms
8
Total area
24,736 SF
Lot
0.52 ac (22,738 SF)
APN
051-0009-0101-00
UPID
US66-5725323
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
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1963
Heating
YES
Stories
4
Rooms
8
Lot
0.52 ac
Current owner
From public records · entity-resolved
Emk Oakley LLC
Entity
Mailing address
10925 REED HARTMAN HWY STE #200, BLUE ASH, OH 45242-2841
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2021
—
Rtb Oakley Terrace LLC
—
Deed
related
$2,724,000 · Pinnacle Bank
May 26, 2009
$1,100,000
Emk Oakley LLC
Tritex Real Estate Advisors In
Grant Deed
$1,100,000 · Other
Mar 31, 2009
$880,000
Real Estate Advisors In Tritex
Lopez Miriam M Trst
Grant Deed
related
—
Dec 11, 2007
$2,450,000
Miriam M Lopez
Steven J Wagner
Warranty Deed
$1,956,000 · Lasalle Bank NA
Nov 20, 2002
—
Steven J Wagner
—
Deed Of Trust
related
$1,025,000 · Union Fsb
Jun 16, 1998
$850,000
Steven J Wagner
Roslyn Harkavy Trustee
Grant Deed
$760,000 · Winton Savings & Loan Co
—
—
Emk Oakley LLC
—
Deed Of Trust
related
$1,440,000 · United Cmnty Bk
—
—
Rtb Oakley Terrace LLC
—
Deed Of Trust
related
$2,150,000 · Union Svgs
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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