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Property profile & analytics
OFF-MARKET
Estimated value
$3,655,000
Warehouses
800-802 Aveondale Ave, Grandview, OH 43212
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US66-2358734
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1982
Total area
49,230 SF
Lot
1.71 ac (74,575 SF)
APN
030-000696
UPID
US66-2358734
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
$4.16M
Blend (final)
Blend
$3.66M
Owner & transaction history
1401 West Goodale LLC · 17 yrs held
1401 West Goodale LLC
since 2009
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.3M
+27.4%
Retail stores
$5.3M
+26.5%
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 Grandview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grandview 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
WAREHOUSE, STORAGE
$4,180,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,320,000
Change: +27% · Conversion: Moderate
RETAIL STORES
$5,285,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$3.66M
Range $3.29M – $4.02M · ±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
$74 / 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
$90,489
Tax year 2023
Assessed value
$1,068,700
Assessed 2023
Previous assessed
$535,330
+99.6% YoY
Effective rate
8.47%
On assessed value
Assessed land
$470,160
Assessed improvement
$598,540
Land market value
$1,343,300
Improvement market value
$1,710,100
Total market value
$3,053,400
Applied tax rate
30.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1982
Heating
YES
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
49,230 SF
Lot
1.71 ac (74,575 SF)
APN
030-000696
UPID
US66-2358734
Jurisdiction
FRANKLIN
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
WAREHOUSE, STORAGE Current
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.3M
RETAIL STORES
Est. value
$5.3M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1982
Heating
YES
Cooling
Yes
Stories
1
Buildings
1
Lot
1.71 ac
Current owner
From public records · entity-resolved
1401 West Goodale LLC
Entity
Mailing address
3777 PURDEY CT, NEW ALBANY, OH 43054-9082
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2019
—
Philip R Smyres
—
Deed
related
$1,200,000 · Diana R Smyres
May 21, 2009
—
1401 West Goodale LLC
Pardi Mary C Trust
Warranty Deed
$1,700,000 · Pardi Mary C Trust (tr)
Jul 14, 2003
—
Pardi,tr
Pardi,mary C & Paul E
Quit Claim Deed
related
—
—
—
Philip R Smyres
—
Deed Of Trust
related
$1,200,000 · Diana R Smyres
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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