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Property profile & analytics
OFF-MARKET
Apartment buildings
450 Wallace Dr 456, Fairborn, OH 45324-5311
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US66-1967269
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1942
Total area
5,070 SF
Zoning code
R-4
APN
A02-0001-0019.0-0011.00
UPID
US66-1967269
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
Green Fairborn LLC · 5 yrs held
Green Fairborn LLC
since 2020
7 recorded transactions
Zoning & alternative use
R-4 · Fairborn, OH
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 Fairborn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairborn 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
$2,745
Tax year 2023
Assessed value
$47,070
Assessed 2023
Previous assessed
$39,500
+19.2% YoY
Effective rate
5.83%
On assessed value
Assessed land
$9,600
Assessed improvement
$37,470
Land market value
$27,440
Improvement market value
$107,070
Total market value
$134,510
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1942
Heating
NONE
Stories
2
Total area
5,070 SF
Zoning code
R-4
APN
A02-0001-0019.0-0011.00
UPID
US66-1967269
Jurisdiction
GREENE
Zoning & alternative use
R-4 · Fairborn, OH
Zoning R-4 · permitted uses
R-4 · Fairborn, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairborn. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1942
Heating
NONE
Stories
2
Current owner
From public records · entity-resolved
Green Fairborn LLC
Entity
Mailing address
PO BOX 1048, SKANEATELES, NY 13152-5048
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2023
—
Green Fairborn LLC
—
Deed
related
$4,960,000 · Merchants Bank Of Indiana
Aug 17, 2020
—
Green Fairborn LLC
South Santa Fe Avenue LLC
Special Warranty Deed
$4,960,000 · Merchants Bank Of Indiana
Jun 22, 2018
—
South Santa Fe Avenue LLC
—
Loan Modification
related
$3,270,000 · Bank Of America
Sep 13, 2013
$4,750,000
South Santa Fe Avenue LLC
Fairborn Apts Investments LLC
Grant Deed
$2,035,000 · Bank Of America
Jul 11, 2012
$4,500,000
Fairborn Apts Investments LLC
Fairborn Investors LLC
Grant Deed
related
$2,925,000 · California United Bank
Nov 9, 1999
$2,800,000
Ryi LLC
Fairborn Apartments LLC
Grant Deed
—
Jan 8, 1999
$2,300,000
Fairborn Apartments LLC
Fairborn Apartments LP
Grant Deed
related
$2,240,000 · Finova Realty Capital INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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