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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Retail space
9057 Cincinnati Columbus Rd West Chester, OH 45069-3511
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US66-1322423
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Total area
14,945 SF
Lot
3.1 ac (135,123 SF)
APN
M5610-012.000-088
UPID
US66-1322423
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
$975k
Comparable Approach
Comparable
$960k
Blend (final)
Blend
$895k
Owner & transaction history
Spicer Investment Holdings LLC · 8 yrs held
Spicer Investment Holdings LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+32.2%
Commercial (general)
$1.2M
+17.8%
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 West Chester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Chester 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%
$1,060,000
6.5%
$975,000
7%
$905,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,005,000
Current use
OFFICE BUILDING
$1,330,000
Change: +32% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,185,000
Change: +18% · Conversion: Easy
Blend value · Realmo final
$895k
Range $806k – $985k · ±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
$60 / 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
$21,375
Tax year 2023
Assessed value
$353,180
Assessed 2023
Previous assessed
$353,180
+0.0% YoY
Effective rate
6.05%
On assessed value
Assessed land
$68,710
Assessed improvement
$284,470
Land market value
$196,320
Improvement market value
$812,770
Total market value
$1,009,090
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Heating
HOT WATER
Cooling
CENTRAL
Stories
1
Units
1
Total area
14,945 SF
Lot
3.1 ac (135,123 SF)
APN
M5610-012.000-088
UPID
US66-1322423
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
RETAIL STORES Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2008
Heating
HOT WATER
Cooling
Yes
Stories
1
Units
1
Lot
3.1 ac
Current owner
From public records · entity-resolved
Spicer Investment Holdings LLC
Entity
Mailing address
9057 CINCINNATI COLUMBUS RD, WEST CHESTER, OH 45069-3511
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2021
—
Spicer Investment Holdings LLC
—
Deed
related
$3,033,800 · Peoples Bank
Jun 8, 2018
—
Spicer Investment Holdings LLC
—
Deed
related
$1,350,000 · Private Individual
May 17, 2018
$2,700,000
Spicer Investment Holdings LLC
Fidaw LLC
Warranty Deed
$1,350,000 · First Financial Bank
May 17, 2018
—
Spicer Investment Holding LLC
—
Deed
related
$1,350,000 · First Fin'l Bk&tr
Oct 28, 2010
—
Finl Bk First
—
Loan Modification
related
$1,076,000 · First Financial Bank NA
Oct 8, 2009
—
Fidaw LLC
Hickory Dickory Tots LLC
Warranty Deed
—
Aug 25, 2009
—
State Of Oh Dept/transportation
Hickory Dickory Tots LLC
Warranty Deed
—
Oct 9, 2008
$429,000
Hickory Dickory Tots LLC
Grieb,william & Judy
Warranty Deed
$830,000 · First Financial Bank NA
Sep 22, 2008
—
William Grieb
Matre James A
Warranty Deed
—
—
—
Spicer Investment Holdings LLC
—
Deed Of Trust
related
$1,350,000 · First Fin'l Bk&tr
—
—
Spicer Investment Holdings LLC
—
Deed Of Trust
related
$1,350,000 · Private Individual
—
—
Spicer Investment Holding LLC
—
Deed Of Trust
related
$1,350,000 · First Fin'l Bk&tr
—
—
Fidaw LLC
—
Deed Of Trust
related
$25,000 · First Financial Bank NA
—
—
Fidaw LLC
—
Deed Of Trust
related
$680,000 · Access Business Dev & Finance
—
—
Fidaw LLC
—
Deed Of Trust
related
$830,000 · First Financial Bank NA
—
—
Fidaw LLC
—
Deed Of Trust
related
$664,000 · First Financial Bank NA
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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