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Property profile & analytics
OFF-MARKET
Estimated value
$1,145,000
Medical Office Space
4489-4491 Far Hls Ave, Dayton, OH 45429
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US66-2274849
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2000
Construction
WOOD
Total area
8,926 SF
Lot
1.17 ac (50,922 SF)
APN
N64 04323 0002
UPID
US66-2274849
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
$1.60M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.15M
Owner & transaction history
Secure Future Advisors Investment P · 11 yrs held
Secure Future Advisors Investment P
since 2015
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 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,735,000
6.5%
$1,600,000
7%
$1,485,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,490,000
Current use
Blend value · Realmo final
$1.15M
Range $1.03M – $1.26M · ±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
$128 / 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
$41,802
Tax year 2023
Assessed value
$429,050
Assessed 2023
Previous assessed
$429,050
+0.0% YoY
Effective rate
9.74%
On assessed value
Assessed land
$69,520
Assessed improvement
$359,530
Land market value
$198,640
Improvement market value
$1,027,240
Total market value
$1,225,880
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2000
Construction
WOOD
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
8,926 SF
Lot
1.17 ac (50,922 SF)
APN
N64 04323 0002
UPID
US66-2274849
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
MEDICAL BUILDING Current
Est. value
$1.5M
MEDICAL BUILDING 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
2000
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Lot
1.17 ac
Current owner
From public records · entity-resolved
Secure Future Advisors Investment P
Entity
Mailing address
4489 FAR HLS AVE, DAYTON, OH 45429-2405
Ownership since
2015
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
Apr 10, 2015
$1,200,000
Secure Future Advisors Investment P
Commodore Investments LLC
Warranty Deed
$572,500 · Lcnb National Bank
Aug 26, 2013
—
Commodore Investments LLC
Grabeman,thomas & Lisa A
Quit Claim Deed
related
—
—
—
Secure Future Advisors Inv Pro
—
Deed Of Trust
related
$572,500 · Community Dev Commission
—
—
Thomas A Grabeman
—
Deed Of Trust
related
$174,428 · Key Bank NA
—
—
Thomas Grabeman
—
Deed Of Trust
related
$155,000 · National City Bank
—
—
Thomas Grabeman
—
Deed Of Trust
related
$741,690 · Lcnb National Bank
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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