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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Garden apartment buildings
895 Ohio Pike Cincinnati, OH 45245-2243
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-2552227
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1991
Construction
FRAME
Total area
7,628 SF
Lot
9.7 ac (422,358 SF)
APN
41-32-17G-046
UPID
US66-2552227
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
-
Bubble Bros Mobile Car Wash and Detailing Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$845k
CAP Approach
CAP
$870k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$900k
Owner & transaction history
Va7 Southwind LLC · 4 yrs held
Va7 Southwind LLC
since 2022
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+118.2%
Restaurant
$1.3M
+98.0%
Medical building
$885,000
+38.2%
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 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
$845,000
CAP Approach
CAP Return
Estimation
6%
$945,000
6.5%
$870,000
7%
$810,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$640,000
Current use
AUTO REPAIR, GARAGE
$1,400,000
Change: +118% · Conversion: Difficult
RESTAURANT
$1,270,000
Change: +98% · Conversion: Difficult
MEDICAL BUILDING
$885,000
Change: +38% · Conversion: Moderate
OFFICE BUILDING
$810,000
Change: +26% · Conversion: Moderate
RETAIL STORES
$730,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$675,000
Change: +5% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$660,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$118 / 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
$97,137
Tax year 2023
Assessed value
$1,423,940
Assessed 2023
Previous assessed
$1,423,940
+0.0% YoY
Effective rate
6.82%
On assessed value
Assessed land
$365,400
Assessed improvement
$1,058,540
Land market value
$1,044,000
Improvement market value
$3,024,400
Total market value
$4,068,400
Applied tax rate
41.0000
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
1991
Construction
FRAME
Heating
GAS
Cooling
CENTRAL
Buildings
5
Stories
2
Units
1
Rooms
6
Bathrooms
2
Total area
7,628 SF
Lot
9.7 ac (422,358 SF)
APN
41-32-17G-046
UPID
US66-2552227
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
$640,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$885,000
OFFICE BUILDING
Est. value
$810,000
RETAIL STORES
Est. value
$730,000
COMMERCIAL (GENERAL)
Est. value
$675,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$660,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RESTAURANT
MEDICAL BUILDING
OFFICE 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
1991
Construction
FRAME
Heating
GAS
Cooling
Yes
Stories
2
Buildings
5
Units
1
Rooms
6
Bathrooms
2
Lot
9.7 ac
Current owner
From public records · entity-resolved
Va7 Southwind LLC
Entity
Mailing address
6191 N STATE HWY 161ST STE #100, IRVING, TX 75038-2290
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2022
—
Va7 Southwind LLC
Southwind Apartments LLC
Limited Warranty Deed
—
Nov 1, 2017
—
Southwind Apartments LLC
—
Deed
related
$3,360,000 · Cbre Cap Markets
Oct 27, 2015
—
Southwind Apartments LLC
Southwind Apartments LLC
Quit Claim Deed
related
—
Sep 28, 2015
$250
Southwind Apartments LLC
Carter Construction Co INC
Quit Claim Deed
related
—
Dec 26, 2013
—
Southwind LLC
Carter Construction Co INC
Quit Claim Deed
related
—
—
—
Carter Construction Co INC
—
Deed Of Trust
related
$2,188,500 · Union Fsb
—
—
Southwind Apartments LLC
—
Loan Modification
related
—
—
—
Southwind Apartments LLC
—
Deed Of Trust
related
$3,233,000 · Vsd Sub 1 LLC
—
—
Carter Construction Co INC
—
Deed Of Trust
related
$300,000 · Union Fsb
—
—
Carter Construction Co INC
—
Deed Of Trust
related
$848,586 · National City Bank
—
—
Southwind Apartments LLC
—
Deed Of Trust
related
$3,360,000 · Cbre Cap Markets
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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