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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Retail residential properties
522 12th St, Cincinnati, OH 45202-7475
Individually Owned
~
Est. High Equity
Property ID
US66-0420915
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1880
Total area
5,608 SF
Lot
0.06 ac (2,439 SF)
APN
075-0003-0129-00
UPID
US66-0420915
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
-
Galerie on 12th Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$576k
Blend (final)
Blend
$620k
Owner & transaction history
Brandon G Larkey
Brandon G Larkey
since 2025
Last sale
$585,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+40.3%
Restaurant
$935,000
+27.3%
Office building
$735,000
+0.5%
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
COMMERCIAL (GENERAL)
$735,000
Current use
AUTO REPAIR, GARAGE
$1,030,000
Change: +40% · Conversion: Difficult
RESTAURANT
$935,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$735,000
Change: +1% · Conversion: Easy
MEDICAL BUILDING
$650,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $585k (Dec 29 2025)
Last sale anchor
$585k
Dec 29 2025
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
$111 / 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
$14,862
Tax year 2023
Assessed value
$183,750
Assessed 2023
Previous assessed
$51,804
+254.7% YoY
Effective rate
8.09%
On assessed value
Assessed land
$33,915
Assessed improvement
$149,835
Land market value
$96,900
Improvement market value
$428,100
Total market value
$525,000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1880
Heating
YES
Stories
4
Rooms
2
Total area
5,608 SF
Lot
0.06 ac (2,439 SF)
APN
075-0003-0129-00
UPID
US66-0420915
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
COMMERCIAL (GENERAL) Current
Est. value
$735,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
RESTAURANT
Est. value
$935,000
OFFICE BUILDING
Est. value
$735,000
MEDICAL BUILDING
Est. value
$650,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
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
1880
Heating
YES
Stories
4
Rooms
2
Lot
0.06 ac
Current owner
From public records · entity-resolved
Brandon G Larkey
Individual
Mailing address
522 E 12TH ST, CINCINNATI, OH 45202-7475
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2025
$585,000
Brandon G Larkey
East 12th LLC
Warranty Deed
$468,000 · Green Lending LLC
Aug 27, 2024
—
East 12th LLC
Amanda Aiko Fair
Warranty Deed
—
Mar 31, 2022
$525,000
Amanda Aiko Fair
Pendleton Holdings LLC
Warranty Deed
$507,478 · Guaranteed Rate INC
Feb 4, 2016
—
Pendleton Holdings LLC
Salzbrun,andrew T
Grant Deed
$95,000 · Branch Bk&tr
Jun 9, 2011
$100,000
Andrew T Salzbrun
The Bank Of Kentucky INC
Grant Deed
—
Jul 30, 2007
—
The Terry Patterson Co
Wallace R Hawkins
Re-recorded Document
related
$258,750 · The Bank Of Kentucky INC
Apr 3, 1998
$46,000
Terry Patterson Co INC
Hawkins,wallace R
Grant Deed
$78,800 · Homefed Bank
—
—
Terry Patterson Co INC
—
Deed Of Trust
related
$78,800 · Home Federal Bank Mount Health
—
—
Peoples Community Bank
—
Deed Of Trust
related
$187,500 · Terry Patterson Co INC
—
—
Terry Patterson Co Of General Con
—
Deed Of Trust
related
$57,047 · Cincinnati City (oh)
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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