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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Manufacturing properties
5285 Crookshank Rd Cincinnati, OH 45238-3364
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US66-2816233
Property profile
Verified
Property type
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Year built
1956
Total area
6,561 SF
Lot
0.39 ac (17,206 SF)
APN
550-0042-0321-00
UPID
US66-2816233
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
-
Gary's Cheesecakes Bakery Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
$495k
Comparable Approach
Comparable
$564k
Blend (final)
Blend
$510k
Owner & transaction history
Natures Virtue Vice LLC · 1 yrs held
Natures Virtue Vice LLC
since 2024
Last sale
$507,900
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$760,000
+81.5%
Office building
$695,000
+65.8%
Retail stores
$630,000
+49.9%
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
$510,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
$535,000
6.5%
$495,000
7%
$460,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$420,000
Current use
MEDICAL BUILDING
$760,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$695,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$630,000
Change: +50% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$570,000
Change: +35% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$550,000
Change: +31% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $508k (Sep 5 2024)
Last sale anchor
$508k
Sep 5 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
$78 / 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
$8,610
Tax year 2023
Assessed value
$102,085
Assessed 2023
Previous assessed
$102,085
+0.0% YoY
Effective rate
8.43%
On assessed value
Assessed land
$31,238
Assessed improvement
$70,847
Land market value
$89,250
Improvement market value
$202,420
Total market value
$291,670
Applied tax rate
9.0000
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
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Status
Off-Market
Year built
1956
Heating
YES
Stories
1
Rooms
11
Total area
6,561 SF
Lot
0.39 ac (17,206 SF)
APN
550-0042-0321-00
UPID
US66-2816233
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
INDUSTRIAL (GENERAL) Current
Est. value
$420,000
MEDICAL BUILDING
Est. value
$760,000
OFFICE BUILDING
Est. value
$695,000
RETAIL STORES
Est. value
$630,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$570,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$550,000
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1956
Heating
YES
Stories
1
Rooms
11
Lot
0.39 ac
Current owner
From public records · entity-resolved
Natures Virtue Vice LLC
Entity
Mailing address
3818 RACE RD CINCINNATI
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2024
$507,900
Natures Virtue Vice LLC
Gary Haas
Warranty Deed
$382,500 · First Financial Bank
Jan 3, 2011
$175,100
Gary Haas
Hughes,timothy B
Grant Deed
—
Mar 9, 1998
$333,500
Timothy B Hughes
Haneberg Realty INC
Grant Deed
—
Feb 10, 1998
—
Board County Commissioners Ham
Haneberg Realty INC
Grant Deed
related
—
—
—
Timothy B Hughes
—
Deed Of Trust
related
$49,584 · Huntington National Bank
—
—
Timothy B Hughes
—
Deed Of Trust
related
$293,900 · Centennial Savings Bank
—
—
Timothy B Hughes
—
Deed Of Trust
related
$360,000 · Huntington National Bank
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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