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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Garden apartment buildings
237 Dixie Dr Vandalia, OH 45377-2144
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US66-1327920
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1918
Construction
FRAME
Total area
9,356 SF
Lot
4.93 ac (214,577 SF)
APN
B02 00104 0003
UPID
US66-1327920
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
-
SOGGDA Big Box & Wholesale Store Hardware & Home Improvement
-
Making Brighter Smiles Dental Office
-
B+J's Shaved Ice Restaurant
-
Vandalia Terrace Apartments Apartment Building
-
Sylvan Learning of Vandalia Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$940k
CAP Approach
CAP
$1.42M
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$1.23M
Owner & transaction history
Vista Properties Management LLC · 4 yrs held
Vista Properties Management LLC
since 2021
Last sale
$1.3M
6 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 Vandalia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vandalia 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
$745,000
ML approach
$940,000
CAP Approach
CAP Return
Estimation
6%
$1,530,000
6.5%
$1,415,000
7%
$1,315,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$895,000
Current use
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±10% · vs last sale $1.25M (Nov 2 2021)
Last sale anchor
$1.25M
Nov 2 2021
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
$131 / 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
$31,089
Tax year 2023
Assessed value
$437,520
Assessed 2023
Previous assessed
$380,460
+15.0% YoY
Effective rate
7.11%
On assessed value
Assessed land
$92,180
Assessed improvement
$345,340
Land market value
$263,380
Improvement market value
$986,690
Total market value
$1,250,070
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
1918
Construction
FRAME
Heating
NONE
Cooling
NONE
Buildings
7
Stories
2
Units
39
Rooms
19
Bathrooms
3
Total area
9,356 SF
Lot
4.93 ac (214,577 SF)
APN
B02 00104 0003
UPID
US66-1327920
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
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$895,000
APARTMENT HOUSE (5+ UNITS) Current
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
1918
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
2
Buildings
7
Units
39
Rooms
19
Bathrooms
3
Lot
4.93 ac
Current owner
From public records · entity-resolved
Vista Properties Management LLC
Entity
Mailing address
751 OLD SPRINGFIELD RD, VANDALIA, OH 45377-9301
Ownership since
2021
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
Nov 2, 2021
$1,250,000
Vista Properties Management LLC
Bison Investments INC
Warranty Deed
—
Sep 13, 2018
—
Bison Investments LLC
—
Deed
related
$850,000 · Minster Bk
May 3, 2013
$750,000
Bison Investments LLC
Brusman,ruth E
Warranty Deed
—
—
—
Bison Investments LLC
—
Deed Of Trust
related
$450,000 · Citizens National Bank Sw Ohio
—
—
Ruth Brusman
—
Deed Of Trust
related
$250,000 · Monroe Federal S & L Assn
—
—
Bison Investments LLC
—
Deed Of Trust
related
$850,000 · Minster 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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