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Property profile & analytics
OFF-MARKET
Estimated value
$2,340,000
Garden apartment buildings
608-619 Happy Holw Rd Milford, OH 45150
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-0941477
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1980
Construction
BRICK
Total area
26,172 SF
Lot
6.45 ac (281,006 SF)
APN
18-25-13B-221
UPID
US66-0941477
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.07M
Blend (final)
Blend
$2.34M
Owner & transaction history
Arc Valley Vista LLC · 4 yrs held
Arc Valley Vista LLC
since 2021
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.7M
+77.8%
Retail stores
$3.7M
+75.8%
Auto repair, garage
$3.5M
+67.2%
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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
APARTMENT HOUSE (5+ UNITS)
$2,095,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,720,000
Change: +78% · Conversion: Difficult
RETAIL STORES
$3,680,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,500,000
Change: +67% · Conversion: Difficult
Blend value · Realmo final
$2.34M
Range $2.11M – $2.57M · ±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
$89 / 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
$83,274
Tax year 2023
Assessed value
$942,690
Assessed 2023
Previous assessed
$942,690
+0.0% YoY
Effective rate
8.83%
On assessed value
Assessed land
$94,500
Assessed improvement
$848,190
Land market value
$270,000
Improvement market value
$2,423,400
Total market value
$2,693,400
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1980
Construction
BRICK
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Units
36
Rooms
7
Bathrooms
4
Total area
26,172 SF
Lot
6.45 ac (281,006 SF)
APN
18-25-13B-221
UPID
US66-0941477
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
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
RETAIL STORES
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS) Current
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
1980
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
36
Rooms
7
Bathrooms
4
Lot
6.45 ac
Current owner
From public records · entity-resolved
Arc Valley Vista LLC
Entity
Mailing address
2718 W ROSCOE ST #100, CHICAGO, IL 60618-5910
Ownership since
2021
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
Jan 26, 2022
—
Federal Home Loan Mortgage Corporat
—
Deed
related
$2,498,000 · Us Bank NA
Oct 4, 2021
—
Arc Valley Vista LLC
Gaines Investment LLC
Warranty Deed
$2,498,000 · Walker & Dunlop LLC
Dec 17, 2018
$2,450,000
Vva Group LLC
608 Happy Hollow Road LLC
Warranty Deed
$1,834,000 · General Electric Cu
Aug 15, 2017
$1,250,000
608 Happy Hollow Road LLC
Mulberry Holdings LLC
Warranty Deed
—
Sep 7, 2004
—
Mulberry Holdings LLC
Carolena Ltd
Grant Deed
related
—
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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