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Property profile & analytics
OFF-MARKET
Estimated value
$1,335,000
Office buildings
672 Neeb Rd Cincinnati, OH 45233-4619
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US66-2264626
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Total area
11,604 SF
Lot
0.98 ac (42,602 SF)
APN
540-0070-0037-00
UPID
US66-2264626
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
-
Cincinnati Bright Smiles Dental Office
-
Mount St. Joseph University Health Sciences Center Academic Department
-
Greater Cincinnati Associated: Seibert Joseph J MD Pediatrician Physician
-
Dr. Allegra R. Tenkman, MD Pediatrician Physician
-
Mercy Health Physicians Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$1.34M
Owner & transaction history
Tsivitse Family R/e Group LLC · 19 yrs held
Tsivitse Family R/e Group LLC
since 2006
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.1M
+72.8%
Restaurant
$1.9M
+56.8%
Medical building
$1.4M
+9.4%
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
OFFICE BUILDING
$1,230,000
Current use
AUTO REPAIR, GARAGE
$2,130,000
Change: +73% · Conversion: Difficult
RESTAURANT
$1,930,000
Change: +57% · Conversion: Moderate
MEDICAL BUILDING
$1,350,000
Change: +9% · Conversion: Easy
RETAIL STORES
$1,115,000
Change: -10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,025,000
Change: -17% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,005,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.34M
Range $1.20M – $1.47M · ±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
$115 / 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
$28,467
Tax year 2023
Assessed value
$360,399
Assessed 2023
Previous assessed
$338,615
+6.4% YoY
Effective rate
7.90%
On assessed value
Assessed land
$33,250
Assessed improvement
$327,149
Land market value
$95,000
Improvement market value
$934,710
Total market value
$1,029,710
Applied tax rate
162.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1994
Heating
YES
Stories
2
Rooms
6
Bathrooms
1
Total area
11,604 SF
Lot
0.98 ac (42,602 SF)
APN
540-0070-0037-00
UPID
US66-2264626
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
OFFICE BUILDING Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RESTAURANT
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1994
Heating
YES
Stories
2
Rooms
6
Bathrooms
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Tsivitse Family R/e Group LLC
Entity
Mailing address
672 NEEB RD, CINCINNATI, OH 45233-4619
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2006
—
Tsivitse Family R/e Group LLC
Tsivitse Family
Quit Claim Deed
related
—
—
—
Joseph W Ruhe
—
Deed Of Trust
related
$44,000 · Centennial Savings 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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