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Property profile & analytics
OFF-MARKET
Estimated value
$3,745,000
Assisted living facilities
1605 Professional Plz Upper Arlington, OH 43220-3866
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US66-2630347
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Construction
WOOD
Total area
46,866 SF
Lot
3.99 ac (173,935 SF)
Zoning code
1605
APN
070-007851
UPID
US66-2630347
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
$3.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.75M
Owner & transaction history
Sapphire Propco LLC · 1 yrs held
Sapphire Propco LLC
since 2025
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
1605 · Upper Arlington, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Upper Arlington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upper Arlington 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
$3,825,000
ML approach
$3,745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,410,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$3.75M
Range $3.37M – $4.12M · ±10% · vs last sale $3.70M (Jan 7 2025)
Last sale anchor
$3.70M
Jan 7 2025
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
$80 / 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
$177,716
Tax year 2023
Assessed value
$2,205,630
Assessed 2023
Previous assessed
$2,194,500
+0.5% YoY
Effective rate
8.06%
On assessed value
Assessed land
$666,400
Assessed improvement
$1,539,230
Land market value
$1,904,000
Improvement market value
$4,397,800
Total market value
$6,301,800
Applied tax rate
70.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
YES
Cooling
NONE
Buildings
4
Stories
1
Total area
46,866 SF
Lot
3.99 ac (173,935 SF)
Zoning code
1605
APN
070-007851
UPID
US66-2630347
Jurisdiction
FRANKLIN
Zoning & alternative use
1605 · Upper Arlington, OH
Zoning 1605 · permitted uses
1605 · Upper Arlington, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Upper Arlington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$5.4M
OFFICE BUILDING
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
1970
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
4
Lot
3.99 ac
Current owner
From public records · entity-resolved
Sapphire Propco LLC
Entity
Mailing address
25500 MEADOWBROOK RD STE #230, NOVI, MI 48375-1882
Ownership since
2025
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
Jan 7, 2025
$3,700,000
Sapphire Propco LLC
Arlington Court Om Propco LLC
Deed
$106,100,000 · Dmt Spe I LLC
Oct 14, 2022
—
Arlington Court Om Propco LLC
Arlington Court Nursing Home Svc Co
Limited Warranty Deed
—
Apr 30, 2013
—
Arlington Court Nursing Hm Svc
—
Deed Of Trust
related
$9,920,000 · Firstmerit Bank NA
May 19, 1997
$4,530,000
Arlington Court Nursing Home
A/c Realty INC
Trustees Deed
$5,700,000 · Fifth Third Bank Columbus
May 19, 1997
—
A/c Realty Co INC
Arlington Court Realty Co
Trustees Deed
related
—
—
—
Arlington Court Nursing Hm Svc
—
Deed Of Trust
related
$1,270,000 · Firstmerit Corp
—
—
Arlington Court Nursing Hm Svc
—
Deed Of Trust
related
$4,000,000 · Firstmerit Corp
—
—
Arlington Court Nursing Hm Svc
—
Deed Of Trust
related
$2,500,000 · Firstmerit Bank NA
—
—
Arlington Court Nursing Hm Svc
—
Loan Modification
related
$22,392,000 · Firstmerit Bk
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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