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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Assisted living facilities
12315 Roachton Rd Perrysburg, OH 43551-2058
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US66-2273398
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2009
Total area
19,776 SF
Lot
21.6 ac (940,896 SF)
APN
Q61-400-1900-00-005.502
UPID
US66-2273398
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
-
Waterstone Landing Apartment Complex Apartment Building
-
M V Residential Construction Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$565k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$728k
Blend (final)
Blend
$645k
Owner & transaction history
Perrysburg Apartment Inv LLC · 17 yrs held
Perrysburg Apartment Inv LLC
since 2008
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$870,000
+60.6%
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 Perrysburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Perrysburg 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
$565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$540,000
Current use
WAREHOUSE, STORAGE
$870,000
Change: +61% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$33 / 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
$514,653
Tax year 2023
Assessed value
$7,306,950
Assessed 2023
Previous assessed
$7,128,170
+2.5% YoY
Effective rate
7.04%
On assessed value
Assessed land
$806,400
Assessed improvement
$6,500,550
Land market value
$2,304,000
Improvement market value
$18,573,000
Total market value
$20,877,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2009
Heating
FORCED AIR
Buildings
8
Stories
3
Total area
19,776 SF
Lot
21.6 ac (940,896 SF)
APN
Q61-400-1900-00-005.502
UPID
US66-2273398
Jurisdiction
WOOD
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$540,000
WAREHOUSE, STORAGE
Est. value
$870,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
WAREHOUSE, STORAGE
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
2009
Heating
FORCED AIR
Stories
3
Buildings
8
Lot
21.6 ac
Current owner
From public records · entity-resolved
Perrysburg Apartment Inv LLC
Entity
Mailing address
9340 WATERSTONE BLVD, CINCINNATI, OH 45249-8225
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2024
—
Perrysburg Apartment Investment LLC
—
Deed
related
$23,000,000 · Protective Life Insurance Co
Sep 15, 2008
$2,060,000
Perrysburg Apartment Inv LLC
American Title Agency INC
Grant Deed
—
Sep 12, 2008
—
Record Owner
American Title Agency INC
Grant Deed
related
—
Jul 24, 2008
—
American Title Agency INC
Lf Acquisitions Ltd
Warranty Deed
—
—
—
Perrysburg Apartment Inv LLC
—
Deed Of Trust
related
$22,000,000 · Redwood Com'l Mtg Corp
—
—
Perrysburg Apartment Inv LLC
—
Deed Of Trust
related
$22,400,000 · Regions 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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