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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Garden apartment buildings
4486 Timber Glenn Dr, Batavia, OH 45103-3523
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US66-2134261
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1988
Construction
STEEL FRAME
Total area
6,272 SF
Lot
11.04 ac (481,033 SF)
APN
41-31-04B-030
UPID
US66-2134261
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
$680k
CAP Approach
CAP
$910k
Comparable Approach
Comparable
$735k
Blend (final)
Blend
$680k
Owner & transaction history
Timber Glen Lmt Partns · 5 yrs held
Timber Glen Lmt Partns
since 2020
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$930,000
+85.8%
Office building
$895,000
+78.6%
Neighborhood: shopping center
$890,000
+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
by Request
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
$985,000
6.5%
$910,000
7%
$845,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$500,000
Current use
COMMERCIAL (GENERAL)
$930,000
Change: +86% · Conversion: Moderate
OFFICE BUILDING
$895,000
Change: +79% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$890,000
Change: +78% · Conversion: Difficult
RETAIL STORES
$880,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$840,000
Change: +67% · Conversion: Difficult
Blend value · Realmo final
$680k
Range $612k – $748k · ±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
$108 / 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
$68,331
Tax year 2023
Assessed value
$1,001,670
Assessed 2023
Previous assessed
$1,001,670
+0.0% YoY
Effective rate
6.82%
On assessed value
Assessed land
$151,200
Assessed improvement
$850,470
Land market value
$432,000
Improvement market value
$2,429,900
Total market value
$2,861,900
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
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
108
Rooms
5
Bathrooms
2
Total area
6,272 SF
Lot
11.04 ac (481,033 SF)
APN
41-31-04B-030
UPID
US66-2134261
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
$500,000
COMMERCIAL (GENERAL)
Est. value
$930,000
OFFICE BUILDING
Est. value
$895,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$890,000
RETAIL STORES
Est. value
$880,000
AUTO REPAIR, GARAGE
Est. value
$840,000
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
108
Rooms
5
Bathrooms
2
Lot
11.04 ac
Current owner
From public records · entity-resolved
Timber Glen Lmt Partns
Individual
Mailing address
1055 SAINT PAUL PL STE #300, CINCINNATI, OH 45202-1691
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2020
—
Timber Glen Lmt Partns
Timber Glen Lmt Partns
Quit Claim 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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