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Property profile & analytics
OFF-MARKET
Estimated value
$2,585,000
Garden apartment buildings
692 Gordon Smith Blvd Hamilton, OH 45013-1479
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-0267669
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1980
Total area
12,843 SF
Lot
0.6 ac (26,267 SF)
APN
P6411-060.000-021
UPID
US66-0267669
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
-
Eagle Contracting General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.52M
CAP Approach
CAP
$1.78M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.59M
Owner & transaction history
Sirena Gordon Apts LLC · 4 yrs held
Sirena Gordon Apts LLC
since 2022
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.1M
+456.1%
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 Hamilton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hamilton 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
$2,525,000
ML approach
$2,515,000
CAP Approach
CAP Return
Estimation
6%
$1,920,000
6.5%
$1,775,000
7%
$1,645,000
Alternative Use
Use
Estimation
RESTAURANT
$3,110,000
Change: +456% · Conversion: Difficult
Blend value · Realmo final
$2.59M
Range $2.33M – $2.84M · ±10% · vs last sale $2.65M (May 23 2022)
Last sale anchor
$2.65M
May 23 2022
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
$201 / 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
$9,903
Tax year 2023
Assessed value
$183,520
Assessed 2023
Previous assessed
$162,660
+12.8% YoY
Effective rate
5.40%
On assessed value
Assessed land
$29,400
Assessed improvement
$154,120
Land market value
$84,000
Improvement market value
$440,350
Total market value
$524,350
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
Heating
HOT WATER
Cooling
WINDOW A/C
Stories
2
Units
12
Bathrooms
4
Total area
12,843 SF
Lot
0.6 ac (26,267 SF)
APN
P6411-060.000-021
UPID
US66-0267669
Jurisdiction
BUTLER
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
RESTAURANT
Est. value
$3.1M
RESTAURANT
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
Heating
HOT WATER
Cooling
Yes
Stories
2
Units
12
Bathrooms
4
Lot
0.6 ac
Current owner
From public records · entity-resolved
Sirena Gordon Apts LLC
Entity
Mailing address
251 W CENTRAL AVE #255, SPRINGBORO, OH 45066-1103
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2022
$2,650,000
Sirena Gordon Apts LLC
Cincinnati Property Group LLC
Warranty Deed
$2,860,181 · Lima One Capital LLC
Nov 21, 2019
$500,000
Cincinnati Property Goup LLC
G & E Properties 692 LLC
Trustees Deed
$1,708,800 · General Electric Cu
Dec 19, 2018
—
G & E Properties LLC
—
Deed
related
$400,000 · Stockyard Bk&tr
Feb 14, 2011
—
G & E Properties 692 LLC
G & E Properties Ltd
Quit Claim Deed
—
Nov 4, 2008
—
G & E Properties Ltd
—
Trustees Deed
related
$100,000 · Stock Yards Bank
Nov 9, 2000
$1,720,000
G & E Properties Ltd
Management Plus Ltd
Grant Deed
$1,376,000 · Union Fsb
May 6, 1999
$625,000
Management Plus Ltd
Lee,richard F & Suzanne
Grant Deed
$500,000 · Union Fsb
—
—
Management Plus Ltd
—
Deed Of Trust
related
$62,500 · Individual
—
—
G & E Properties LLC
—
Deed Of Trust
related
$400,000 · Stockyard Bk&tr
—
—
G & E Properties Ltd|g & E Properties 692 LLC
—
Deed Of Trust
related
$185,000 · Stockyard Bk&tr
—
—
G & E Properties Ltd
—
Deed Of Trust
related
$150,000 · Stock Yards Bank
—
—
G & E Properties Ltd
—
Loan Modification
related
$240,000 · Stock Yards Bank
—
—
Management Plus Ltd
—
Deed Of Trust
related
$796,250 · Franklin Savings & Loan
—
—
G & E Properties Ltd
—
Deed Of Trust
related
$1,147,070 · Stock Yards 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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