Ohio Investments

Name: Ohio Investments
Address: Columbus, OH, US
Telephone: +16149434733

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Ohio Investments

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OIG is a full-service Commercial Real Estate group capable of helping you take control of your commercial real estate needs.

Mission: Learn, Collaborate and Grow…

11/02/2026

If you walk an older senior facility built in the 80s or 90s, the problems jump out immediately. Long double-loaded corridors, harsh overhead fluorescents, and every apartment door looking identical. For someone dealing with dementia, that setup is terrifying.

We're finally seeing real changes on the design side. Developers are cutting out dead-end hallways completely in favor of continuous circular loops so residents never hit an abrupt wall. They’re putting in tunable lighting that shifts amber as the sun goes down to ease late-day sundowning, and building distinct front-porch entries so people can actually recognize their own front door.

The upfront CapEx runs higher—no question about it. But when you lower resident anxiety, you also lower staff turnover and create an asset that treats aging families with basic respect. That's good business, but more importantly, it's the right way to build.

Disclaimer: The views and opinions expressed in this post are solely my own and do not constitute financial, investment, legal, or real estate advice. Readers should conduct their own independent due diligence and consult with qualified professionals before making any decisions.

11/02/2026

Every few months, someone brings me an exterior-corridor motel and tells me: "Pri, the rooms already have bathrooms. It’s basically turnkey studio apartments."

My answer is always the same: slow down and look behind the drywall.

Turning an old motel into apartments isn't just about LVP flooring, fresh paint, and kitchenettes. The real deal is buried in the bones:

• Power: Can the existing switchgear handle 40 cooktops turning on at 6 PM, or will the power company bill you six figures for a new transformer?

• Water pressure: Motel plumbing wasn't designed for 50 people running dishwashers and showers at the exact same hour.

• The Fire Marshal: Changing use triggers modern life-safety codes—which usually means retrofitting a complete sprinkler loop.

• Zoning: A change-of-use hearing can easily turn into an 8-month battle with the planning board before you turn a single screw.

In typical multifamily, you win on rent growth and comps. In conversions, you win on due diligence and knowing how to work with the city.

If you treat a conversion like a cosmetic flip, the building will eat your budget alive. Do the forensic work first.

Quick note: Not legal, engineering, or investment advice. Every municipality and building has its own quirks—always verify with your engineers and local planning desk.

10/30/2026

How did a "turnkey" $2.9M motel conversion in Ohio end in complete foreclosure before construction even took off?

On paper, this 110-key extended-stay motel along I-75 seemed like an investor's dream: under $27K per door, existing kitchenettes, and solid demand for micro-apartments.

The fatal blind spot? Confusing the Building Code with Township Zoning.

While the building department had no problem with the physical floor plans, the local township stepped in with a hard statutory density limit: exactly 14 units per acre.

Sitting on 4.1 acres, their legal unit count was instantly slashed from 110 down to just 57 units.

• Basis per door jumped from $26K to over $50K
• CapEx exploded from $22K to $64.5K per unit to combine rooms
• Yield on cost collapsed from 7.85% to 3.72%

When the sponsor paused motel operations for 6 months, they forfeited their grandfathered status entirely—leaving them trapped with an unviable property, zero variance approvals, and defaulted debt.

Watch our complete step-by-step case study breakdown to see how to avoid this exact zoning trap on your next value-add deal.

Link to the full video is pinned in the first comment! 👇

10/30/2026

There is a fundamental difference between dining at a fast-food counter and sitting down at a high-end steakhouse.

At a quick-service spot, you bus your own plastic tray, throw away your paper wrappers, and stack your basket. The self-service effort is the trade-off for speed and a cheap meal. But at a prime steakhouse, you drop your cloth napkin, pay the bill, and walk out. You don't scrape plates in the scullery because full-service labor is already built into the invoice.

For a long time, the short-term rental market tried to have it both ways: charging premium lodging rates while handing guests an unpaid turnover chore list on their final morning.

Airbnb’s global policy overhaul going into effect November 20, 2026, officially shuts that down.

Under the new rules:

Guests cannot be required to strip beds, start laundry, hand-wash dishes, or haul trash off-site.

Host-imposed fines for late checkouts or unwashed forks are strictly banned.

Rules are limited to seven standardized platform categories—no more surprise post-booking binders.

External liability agreements and captive Wi-Fi data capture portals are largely prohibited.

If you operate residential short-term rentals, the operational buffer is gone. Cleaning crews will now walk into 100% of the turnover work inside an unyielding 3-hour window. That means laundry bottlenecks, higher commercial cleaning contracts, and increased operating costs.

Expecting guests to play apprentice housekeeper was never sustainable hospitality. As platforms mature, the operators who treat real estate like a serious hospitality business—with institutional turnover systems and realistic labor cost reserves—will adapt, while amateur hosts will find their margins squeezed to zero.

Disclaimer: The insights and analyses presented in this post are for informational and educational purposes only and do not constitute financial, legal, tax, or investment advice. All real estate and hospitality investments involve substantial risk of loss. Individuals should conduct independent due diligence and consult with licensed legal, accounting, and advisory professionals before executing any operational or investment strategy.

10/28/2026

How does an abandoned 1906 Gothic school on the brink of emergency demolition turn into a $28M senior living community?

Between 16 years of water damage and a partial roof collapse, 3146 Scranton Road in Cleveland’s Clark-Fulton neighborhood was seemingly out of time.

Today, it operates as The Arch at Saint Michael—46 affordable apartments for seniors aged 62+.

We just published a complete deal teardown breaking down:
• How pre-development stabilization stopped the wrecking ball
• Why the budget climbed to $28M (and how remediation inflation was absorbed)
• The layered capital stack: 9% LIHTC, Historic Tax Credits, HUD Section 202, and ARPA funds

Watch the full deep-dive case study via the link in the first comment below! 🏢⬇️

10/27/2026

The weekend vacation rental model has hit a wall. Here is why Nice N Neat Homes pivoted our business.

Many furnished property owners see bookings on their calendar, but once platform splits, cleaning invoices, and lodging taxes are paid, net cash flow tells a very different story.

Short-term vacation rentals are running into four major hurdles right now:

High Platform Splits: 15% to 20% channel fees combined with weekly turnover cleanings eat up more than a third of gross earnings.

The Midweek Slump: Strong weekend check-ins followed by empty Tuesday and Wednesday nights drag down monthly returns.

Local Ordinances: Cities across Central Ohio continue to pass stricter transient lodging rules, permit caps, and inspection requirements.

Operational Grind: Managing 6 to 8 guest turnovers, constant guest messages, and neighborhood parking complaints every single month.

Why we shifted our focus to 30+ day medium-term rentals:

Consistent 30 to 90+ Day Leases: Predictable monthly income without daily turnover costs.

Exempt from Transient Lodging Taxes: Stays of 30 or more days operate as standard residential tenancies, bypassing transient lodging taxes and STR license caps.

Stable Demand: Properties are occupied by traveling healthcare specialists, corporate relocation teams, and families placed through insurance housing.

Lower Wear and Tear: Screened working professionals stay for work assignments, eliminating vacation party risk and neighborhood complaints.

We made this operational change because real estate returns come from reliable cash flow and legal compliance, not weekend booking bets.

Through Pri Consulting and local municipal tracking via GoHilliard, we now help Central Ohio property owners review their properties and transition away from STR volatility.

To review your property's numbers and zoning eligibility under a 30+ day setup, send a direct message or reach out by email.

Email: [email protected]
Learn more: https://nicenneathomes.com/?utm_source=Facebook&utm_campaign=Facebook&utm_medium=Facebook&track=Facebook

10/26/2026

Every time I walk an underperforming commercial property, I look at three specific operational items before I even touch the rent roll:

Utility Leakage: Are the tenants on gross leases quietly running up water, gas, and electric bills on the owner's dime? Switching to submetering or enforcing true NNN CAM reconciliations can immediately reclaim 300 to 500 basis points of NOI margin.
Dead Asphalt & Common Areas: Excess parking stalls, empty basements, and hollow lobbies can easily be turned into recurring license revenue (EV charging, fleet parking, outdoor storage, or micro-retail).
Property Tax Assessments: Tax valuations frequently lag softening market comps. Challenging county assessments isn't optional—it's basic fiduciary discipline.
Why obsess over these "small" line items?

Because of the cap rate multiplier:
"Asset Value"="NOI" /"Cap Rate"

At a 7.5% cap rate, cutting just $25,000 in annual waste creates $333,333 in property value. Finding $100,000 in operational margin hands you $1,333,333 in added equity.
You don't have to wait for the market to give you rent growth. You can manufacture it directly on your balance sheet.

Priyanshu (Pri) Adathakkar
CRE Advisor & Consultant | Perfect RealEstate Investments, LLC
[email protected]

Disclaimer: This post is for educational and informational purposes only and does not constitute financial, investment, legal, or tax advice. Commercial real estate transactions carry risk, including potential loss of principal. Consult with licensed legal, accounting, and advisory professionals regarding your specific property circumstances before executing operational or capital adjustments.

10/26/2026

Every time I walk an underperforming commercial property, I look at three specific operational items before I even touch the rent roll:

Utility Leakage: Are the tenants on gross leases quietly running up water, gas, and electric bills on the owner's dime? Switching to submetering or enforcing true NNN CAM reconciliations can immediately reclaim 300 to 500 basis points of NOI margin.
Dead Asphalt & Common Areas: Excess parking stalls, empty basements, and hollow lobbies can easily be turned into recurring license revenue (EV charging, fleet parking, outdoor storage, or micro-retail).
Property Tax Assessments: Tax valuations frequently lag softening market comps. Challenging county assessments isn't optional—it's basic fiduciary discipline.

Why obsess over these "small" line items?

Because of the cap rate multiplier:
"Asset Value"="NOI" /"Cap Rate"

At a 7.5% cap rate, cutting just $25,000 in annual waste creates $333,333 in property value. Finding $100,000 in operational margin hands you $1,333,333 in added equity.

You don't have to wait for the market to give you rent growth. You can manufacture it directly on your balance sheet.

Priyanshu (Pri) Adathakkar
CRE Advisor & Consultant | Perfect RealEstate Investments, LLC
[email protected]

Disclaimer: This post is for educational and informational purposes only and does not constitute financial, investment, legal, or tax advice. Commercial real estate transactions carry risk, including potential loss of principal. Consult with licensed legal, accounting, and advisory professionals regarding your specific property circumstances before executing operational or capital adjustments.

10/26/2026

A lot of the noise around travel numbers completely hides what's happening to hotel profit and loss statements on the ground.

You can have a full parking lot on a Thursday night and still bleed cash if your fixed costs ran away from you. Over the last two years, commercial property and casualty insurance on older wood-frame properties has doubled or tripled in some submarkets, county auditor reassessments caught up, and payroll for back-of-house staff is up 25% minimum.

If you're running a full-service or midscale asset with heavy staffing, your margins are getting chopped. It's why private money keeps crowding into 60-to-100-key select-service or extended-stay properties—lean shifts, automated check-in kiosks, and significantly lower overhead.

The other reality is the exit door. If you own an obsolete 1970s or 80s exterior-corridor property along a strong arterial road, trying to keep a budget flag alive might be lighting cash on fire. Between the city's housing crunch and the demand for industrial yard storage, the underlying dirt and utility taps might be worth considerably more than the lodging business itself.

It always comes back to your basis and what it costs to operate, not the logo on the sign.

Priyanshu (Pri) Adathakkar

Commercial Real Estate & Hospitality Advisor

Pri Consulting | OwnerLand Realty, Hospitality Division

[email protected]

Disclaimer:

For educational and informational purposes only. This is not formal legal, tax, or investment advice. Commercial real estate transactions carry substantial risk. Verify all municipal codes, zoning, financials, and franchise requirements independently with your legal and accounting advisors before taking action.

10/25/2026

If Airbnb shuts down tomorrow, how many of your past guests can you contact directly?

A real hospitality business owns its customer list. A platform host merely manages turnover for someone else’s database.

Over 100 direct contacts

Under 50

Zero (they stay on the app)

Let’s see where everyone stands.

Address

Columbus, OH

Telephone

+16149434733

Website

http://ohio.investments/

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