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Property profile & analytics
OFF-MARKET
Estimated value
$1,105,000
Strip malls
978 Old State Rte 74 Batavia, OH 45103-2343
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US66-2067126
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2007
Construction
BRICK
Total area
8,692 SF
Lot
1.14 ac (49,615 SF)
APN
41-31-05C-261
UPID
US66-2067126
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
-
Marco's Pizza Restaurant
-
VIP Smoke Shop - Eastgate (Bike/Boat/Book/etc) Store
-
SMPLY 8 Hemp (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.11M
Owner & transaction history
Gsl Investments I LLC · 11 yrs held
Gsl Investments I LLC
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+4.5%
Office building
$1.2M
+0.4%
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 Batavia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Batavia 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
NEIGHBORHOOD: SHOPPING CENTER
$1,235,000
Current use
COMMERCIAL (GENERAL)
$1,290,000
Change: +5% · Conversion: Easy
OFFICE BUILDING
$1,240,000
Change: +0% · Conversion: Moderate
RETAIL STORES
$1,220,000
Change: -1% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,160,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $995k – $1.22M · ±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
$127 / 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
$20,512
Tax year 2023
Assessed value
$300,690
Assessed 2023
Previous assessed
$300,690
+0.0% YoY
Effective rate
6.82%
On assessed value
Assessed land
$97,230
Assessed improvement
$203,460
Land market value
$277,800
Improvement market value
$581,300
Total market value
$859,100
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2007
Construction
BRICK
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Total area
8,692 SF
Lot
1.14 ac (49,615 SF)
APN
41-31-05C-261
UPID
US66-2067126
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2007
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
1.14 ac
Current owner
From public records · entity-resolved
Gsl Investments I LLC
Entity
Mailing address
119 FAIRFIELD AVE #410, BELLEVUE, KY 41073-1184
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2015
$920,000
Gsl Investments I LLC
Oh Eastgate Retail Center LLC
Warranty Deed
$296,667 · Douglas K Lackey
Feb 10, 2014
$1,150,000
Oh Eastgate Retail Center LLC
Eastgate Oaks Strip Center LLC
Deed In Lieu Of Foreclosure
related
—
Mar 24, 2008
—
Eastgate Oaks Strip Center LLC
Eastgate Oaks Strip Center LLC
Quit Claim Deed
related
$1,150,000 · Farm Bureau Life Ins Michigan
Feb 1, 2007
$1,000
Richard Harris
Eastgate Oaks Strip Center LLC
Quit Claim Deed
related
—
Oct 24, 2006
$221,700
Oaks Of Eastgate LLC
Smith,james R & Clariee A
Warranty Deed
—
Oct 24, 2006
$295,700
Eastgate Oaks Strip Center LLC
Oaks Of Eastgate LLC
Warranty Deed
$300,000 · Brock & Linda Warren
Jan 11, 2005
—
James R Smith
Beasley Marcia K
Warranty Deed
—
—
—
Eastgate Oaks Strip Center LLC
—
Deed Of Trust
related
$100,000 · Jeff Singleton
—
—
Eastgate Oaks Strip Center LLC
—
Deed Of Trust
related
$997,500 · Fifth Third 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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