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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Office buildings
2498 Bluestone Dr Findlay, OH 45840-7361
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US66-3150628
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Construction
MIXED
Total area
12,056 SF
Lot
1.69 ac (73,616 SF)
APN
630001021711
UPID
US66-3150628
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
-
Jonathan Brimley Financial Advisor
-
Curtis Frisch Financial Advisor
-
Plumbline Consulting (Bike/Boat/Book/etc) Store Corporate Office
-
Brimley & Frisch Wealth Management Financial Advisor
-
Savage and Associates - Findlay Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.34M
CAP Approach
CAP
$1.90M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.36M
Owner & transaction history
Fox Development Group Iillc · 6 yrs held
Fox Development Group Iillc
since 2020
Last sale
$1.3M
4 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 Findlay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Findlay 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
$1,480,000
ML approach
$1,340,000
CAP Approach
CAP Return
Estimation
6%
$2,050,000
6.5%
$1,895,000
7%
$1,760,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,935,000
Current use
MEDICAL BUILDING
$1,865,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.30M (Jul 2 2020)
Last sale anchor
$1.30M
Jul 2 2020
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
$112 / 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
$17,229
Tax year 2023
Assessed value
$430,390
Assessed 2023
Previous assessed
$430,390
+0.0% YoY
Effective rate
4.00%
On assessed value
Assessed land
$58,180
Assessed improvement
$372,210
Land market value
$166,220
Improvement market value
$1,063,460
Total market value
$1,229,680
Applied tax rate
23.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Construction
MIXED
Heating
YES
Cooling
YES
Stories
1
Total area
12,056 SF
Lot
1.69 ac (73,616 SF)
APN
630001021711
UPID
US66-3150628
Jurisdiction
HANCOCK
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
OFFICE BUILDING Current
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.9M
OFFICE BUILDING Current
MEDICAL 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
2007
Construction
MIXED
Heating
YES
Cooling
Yes
Stories
1
Lot
1.69 ac
Current owner
From public records · entity-resolved
Fox Development Group Iillc
Entity
Mailing address
655 BEAVER CRK CIR, MAUMEE, OH 43537-1738
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2020
$1,300,000
Fox Development Group Iillc
Wii3 LLC
Warranty Deed
$1,166,700 · Signature Bank NA
Jun 17, 2019
$990,000
Wii3 LLC
Hunterss Group LLC
Warranty Deed
—
Aug 20, 2008
$2,590,000
Hunters Group LLC
Tgi Sii Findlay LLC
Warranty Deed
—
Sep 5, 2007
$375,000
Tgi Sii Findlay LLC
Milestone Investments Ltd
Warranty Deed
—
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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