Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$4,580,000
Investment properties
455 Wards Cor Rd Loveland, OH 45140-9062
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US66-0591984
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1990
Construction
CONCRETE BLOCKS
Total area
41,800 SF
Lot
4.91 ac (213,880 SF)
APN
18-25-18B-047
UPID
US66-0591984
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
Current use
Occupant on record · Public records
-
Dry Ice Blasting Equipment Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.55M
Comparable Approach
Comparable
$4.97M
Blend (final)
Blend
$4.58M
Owner & transaction history
Impacting Tomorrow Incorporated · 1 yrs held
Impacting Tomorrow Incorporated
since 2024
Last sale
$3.9M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Loveland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Loveland 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%
$6,010,000
6.5%
$5,545,000
7%
$5,150,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,965,000
Current use
OFFICE BUILDING
$5,970,000
Change: -14% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,940,000
Change: -15% · Conversion: Difficult
RETAIL STORES
$5,875,000
Change: -16% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,585,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$4.58M
Range $4.12M – $5.04M · ±10% · vs last sale $3.90M (Jul 17 2024)
Last sale anchor
$3.90M
Jul 17 2024
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
$110 / 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
$73,035
Tax year 2023
Assessed value
$826,780
Assessed 2023
Previous assessed
$826,780
+0.0% YoY
Effective rate
8.83%
On assessed value
Assessed land
$208,850
Assessed improvement
$617,930
Land market value
$596,700
Improvement market value
$1,765,500
Total market value
$2,362,200
Applied tax rate
18.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1990
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
5
Bathrooms
2
Total area
41,800 SF
Lot
4.91 ac (213,880 SF)
APN
18-25-18B-047
UPID
US66-0591984
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
COMMERCIAL (GENERAL) Current
Est. value
$7.0M
OFFICE BUILDING
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
RETAIL STORES
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$5.6M
COMMERCIAL (GENERAL) Current
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
1990
Construction
CONCRETE BLOCKS
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
2
Lot
4.91 ac
Current owner
From public records · entity-resolved
Impacting Tomorrow Incorporated
Individual
Mailing address
3000 HENKLE DRG, LEBANON, OH 45036-9258
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2024
$3,900,000
Impacting Tomorrow Incorporated
Bunnell Hill Development Co INC
Deed
$4,500,000 · Ken Tracy Etal
Apr 7, 2020
—
Bunnell Hill Dev Co
—
Deed
related
$16,700,000 · Miscellaneous Ins Co
Feb 3, 2010
—
Corner I-275 Wards Research
—
Deed Of Trust
related
$2,215,000 · Park National Bank
—
—
Corner I-275 Wards Research
—
Deed Of Trust
related
$690,000 · Park National Bank
—
—
Bunnell Hill Dev Co
—
Deed Of Trust
related
$16,700,000 · Miscellaneous 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 455 Wards Cor Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
