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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Office buildings
3810 Herr Rd Sylvania, OH 43560-8925
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US66-6050184
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Total area
9,256 SF
Lot
2.5 ac (108,685 SF)
Zoning code
20-M2
APN
79-72516
UPID
US66-6050184
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
-
Justice For Sierah, Inc. Charitable Organization Social Service Agency
-
Ice Industries, Inc. Metal Fabrication Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$935k
Blend (final)
Blend
$880k
Owner & transaction history
Ice Ventures LLC · 20 yrs held
Ice Ventures LLC
since 2005
6 recorded transactions
Zoning & alternative use
20-M2 · Sylvania, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+124.2%
Medical building
$935,000
+57.8%
Neighborhood: shopping center
$750,000
+26.4%
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 Sylvania submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sylvania 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$595,000
Current use
RESTAURANT
$1,330,000
Change: +124% · Conversion: Moderate
MEDICAL BUILDING
$935,000
Change: +58% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$750,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$680,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$655,000
Change: +10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$595,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$880k
Range $792k – $968k · ±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
$95 / 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
$33,763
Tax year 2023
Assessed value
$326,410
Assessed 2023
Previous assessed
$326,410
+0.0% YoY
Effective rate
10.34%
On assessed value
Assessed land
$81,935
Assessed improvement
$244,475
Land market value
$234,100
Improvement market value
$698,500
Total market value
$932,600
Applied tax rate
79.0000
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
1997
Heating
NONE
Stories
1
Total area
9,256 SF
Lot
2.5 ac (108,685 SF)
Zoning code
20-M2
APN
79-72516
UPID
US66-6050184
Jurisdiction
LUCAS
Zoning & alternative use
20-M2 · Sylvania, OHZoning 20-M2 · permitted uses
20-M2 · Sylvania, OH
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
$595,000
RESTAURANT
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$935,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$680,000
RETAIL STORES
Est. value
$655,000
COMMERCIAL (GENERAL)
Est. value
$595,000
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1997
Heating
NONE
Stories
1
Lot
2.5 ac
Current owner
From public records · entity-resolved
Ice Ventures LLC
Entity
Mailing address
3810 HERR RD, SYLVANIA, OH 43560-8925
Ownership since
2005
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 17, 2025
—
Ice Ventures LLC
—
Deed
related
$40,945,000 · Key Bank NA
Aug 24, 2021
—
Ice Ventures LLC
—
Deed
related
$750,000 · Amerisource Funding INC
Nov 12, 2010
—
Ice Ventures LLC
—
Deed Of Trust
related
$30,000,000 · Comerica Bank
Sep 2, 2005
$1,100,000
Ice Ventures LLC
Stansley Holding Co Ltd
Warranty Deed
$880,000 · Key Bank & Trust
—
—
Pioneer Investors LLC
—
Loan Modification, Consolidation And Extension
related
$1,684,301 · Pnc Bk
—
—
Nixon,steven W
—
Deed Of Trust
related
$1,000,000 · Michele J Nixon
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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