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Property profile & analytics
OFF-MARKET
Estimated value
$4,925,000
Warehouses
4325 Muhlhauser Rd Fairfield, OH 45014-2264
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US66-1396752
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Total area
55,780 SF
Lot
11.7 ac (509,478 SF)
APN
M5500-198.000-011
UPID
US66-1396752
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
$3.33M
CAP Approach
CAP
$6.56M
Comparable Approach
Comparable
$5.48M
Blend (final)
Blend
$4.93M
Owner & transaction history
Ivcp Muhlhauser 1 LLC · 5 yrs held
Ivcp Muhlhauser 1 LLC
since 2021
Last sale
$5.4M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.3M
+113.7%
Neighborhood: shopping center
$6.2M
+108.6%
Auto repair, garage
$5.8M
+96.4%
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 Fairfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairfield 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
$3,485,000
ML approach
$3,330,000
CAP Approach
CAP Return
Estimation
6%
$7,100,000
6.5%
$6,555,000
7%
$6,085,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,955,000
Current use
MEDICAL BUILDING
$6,320,000
Change: +114% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,170,000
Change: +109% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,805,000
Change: +96% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,430,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$3,995,000
Change: +35% · Conversion: Moderate
Blend value · Realmo final
$4.93M
Range $4.43M – $5.42M · ±10% · vs last sale $5.35M (Feb 19 2021)
Last sale anchor
$5.35M
Feb 19 2021
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
$88 / 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
$105,976
Tax year 2023
Assessed value
$1,871,680
Assessed 2023
Previous assessed
$1,685,530
+11.0% YoY
Effective rate
5.66%
On assessed value
Assessed land
$264,530
Assessed improvement
$1,607,150
Land market value
$755,800
Improvement market value
$4,591,870
Total market value
$5,347,670
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1999
Heating
HOT WATER
Cooling
NONE
Buildings
2
Stories
1
Total area
55,780 SF
Lot
11.7 ac (509,478 SF)
APN
M5500-198.000-011
UPID
US66-1396752
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
WAREHOUSE, STORAGE Current
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$6.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$4.4M
RETAIL STORES
Est. value
$4.0M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1999
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
2
Lot
11.7 ac
Current owner
From public records · entity-resolved
Ivcp Muhlhauser 1 LLC
Entity
Mailing address
121 E 4TH ST, COVINGTON, KY 41011-1752
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2021
$5,351,000
Ivcp Muhlhauser 1 LLC
Summit M&g LLC
Limited Warranty Deed
$4,250,000 · Ameritas Life Insurance Corp
—
—
Summit M & G LLC
—
Deed Of Trust
related
$2,500,000 · State Life Ins Co
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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