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Property profile & analytics
OFF-MARKET
Garden apartment buildings
18 Fernwood Ave Dayton, OH 45405-2617
Individually Owned
1-yr Hold
Free & Clear
Property ID
US66-2073743
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1951
Construction
WOOD
Total area
4,500 SF
Lot
0.06 ac (2,483 SF)
APN
R72 06310 0078
UPID
US66-2073743
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Thomas H Smiley · 1 yrs held
Thomas H Smiley
since 2025
7 recorded transactions
Zoning & alternative use
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 Dayton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dayton 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$732
Tax year 2023
Assessed value
$5,620
Assessed 2023
Previous assessed
$5,620
+0.0% YoY
Effective rate
13.02%
On assessed value
Assessed land
$1,940
Assessed improvement
$3,680
Land market value
$5,550
Improvement market value
$10,500
Total market value
$16,050
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1951
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
2
Units
4
Rooms
12
Bathrooms
1
Total area
4,500 SF
Lot
0.06 ac (2,483 SF)
APN
R72 06310 0078
UPID
US66-2073743
Jurisdiction
MONTGOMERY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1951
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
4
Rooms
12
Bathrooms
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Thomas H Smiley
Individual
Free & Clear · 1 yrs held
Mailing address
4431 SPRINGDAWN DR, TROTWOOD, OH 45426-3871
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
—
Thomas H Smiley
Estate Of Shirley Soan Smiley
Deed
—
Mar 18, 2014
$10,000
Shirley Sloan-smiley
Fontana,gianni
Warranty Deed
—
Nov 6, 2012
$24,000
Gianni Fontana
Bayview Ln Svcg LLC
Grant Deed
—
Jun 26, 2012
$32,000
Bayview Ln Svcg LLC
Sheriff Of Montgomery County
Trustees Deed
related
—
Nov 21, 2007
$165,000
Marvin G Dieter
Bjr Properties LLC
Survivorship Deed
$121,200 · Silver Hill Financial LLC
Sep 4, 2001
$69,700
Rick L Russ
Falco,anthony R & Julie L
Grant Deed
$55,760 · Referral Mortgage Ltd
Jan 6, 2000
$50,000
Anthony R Falco
Shock,joseph A & Anne C
Grant Deed
$37,000 · Homecomings Financial Network
—
—
Anthony R Falco
—
Deed Of Trust
related
$24,000 · Milton Fsb
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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