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Property profile & analytics
OFF-MARKET
Estimated value
$8,890,000
Hotels
4554 Lk Frst Dr Blue Ash, OH 45242-3737
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US66-1890247
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1988
Lot
5.94 ac (258,572 SF)
APN
612-0160-0013-00
UPID
US66-1890247
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
$8.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.89M
Owner & transaction history
Blue Ash Hills LLC · 1 yrs held
Blue Ash Hills LLC
since 2024
Last sale
$8.9M
7 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 Blue Ash submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Blue Ash 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
$8,890,000
ML approach
$8,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.89M
Range $8.00M – $9.78M · ±10% · vs last sale $8.89M (Aug 15 2024)
Last sale anchor
$8.89M
Aug 15 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
—
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
$323,805
Tax year 2023
Assessed value
$4,734,565
Assessed 2023
Previous assessed
$4,734,565
+0.0% YoY
Effective rate
6.84%
On assessed value
Assessed land
$553,427
Assessed improvement
$4,181,138
Land market value
$1,581,220
Improvement market value
$11,946,110
Total market value
$13,527,330
Applied tax rate
214.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1988
Heating
NONE
Rooms
5
Lot
5.94 ac (258,572 SF)
APN
612-0160-0013-00
UPID
US66-1890247
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
Building & site characteristics
From public records
Year built
1988
Heating
NONE
Rooms
5
Lot
5.94 ac
Current owner
From public records · entity-resolved
Blue Ash Hills LLC
Entity
Mailing address
310 CULVERT ST STE #500, CINCINNATI, OH 45202-2200
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2024
$8,890,000
Blue Ash Hills LLC
Lake Forest Hotel Fee LLC
Limited Warranty Deed
$15,652,000 · Lcnb National Bank
Dec 11, 2019
—
Lake Forest Hotel Fee LLC
—
Deed
related
$124,740,000 · Bank Of America
Dec 4, 2018
$17,673,516
Lake Forest Hotel Fee LLC
Blue Ash Property LLC
Trustees Deed
$105,100,000 · Other Institutional Lenders
Feb 13, 2018
—
Fo Blue Ash Property LLC
—
Loan Modification
related
$195,000,000 · Other Institutional Lenders
Dec 2, 2014
—
Fo Blue Ash Property LLC|blue Ash Property Sub LLC
—
Loan Modification
related
$165,000,000 · * Other Institutional Lenders
Jan 27, 2014
—
Fo Blue Ash Property LLC
Nesbitt Blue Ash Property LLC
Quit Claim Deed
related
—
Jul 7, 2004
—
Nesbitt Blue Ash Property LLC
Blue Ash Embassy Associates
Quit Claim Deed
related
$90,000,000 · German American Capital Corp
—
—
Fo Blue Ash Property LLC
—
Deed Of Trust
related
$154,000,000 · * Other Institutional Lenders
—
—
Lake Forest Hotel Fee LLC
—
Deed Of Trust
related
$124,740,000 · Bank Of America
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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