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Property profile & analytics
OFF-MARKET
Estimated value
$1,625,000
Garden apartment buildings
450 Waterside Ave, Canal Fulton, OH 44614-1241
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US66-1129253
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1979
Construction
WOOD
Total area
13,556 SF
Lot
3.46 ac (150,718 SF)
APN
95-01665
UPID
US66-1129253
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
$1.86M
CAP Approach
CAP
$1.53M
Comparable Approach
Comparable
$2.18M
Blend (final)
Blend
$1.63M
Owner & transaction history
Waterside Holdings LLC · 5 yrs held
Waterside Holdings LLC
since 2020
Last sale
$1.5M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+49.0%
Auto repair, garage
$1.4M
+27.1%
Medical building
$1.2M
+16.2%
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 Canal Fulton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canal Fulton 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
$1,740,000
ML approach
$1,855,000
CAP Approach
CAP Return
Estimation
6%
$1,655,000
6.5%
$1,530,000
7%
$1,420,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,065,000
Current use
RESTAURANT
$1,585,000
Change: +49% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,350,000
Change: +27% · Conversion: Difficult
MEDICAL BUILDING
$1,235,000
Change: +16% · Conversion: Moderate
RETAIL STORES
$1,190,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,165,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.46M – $1.79M · ±10% · vs last sale $1.50M (Nov 6 2020)
Last sale anchor
$1.50M
Nov 6 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
$120 / 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
$23,827
Tax year 2023
Assessed value
$518,920
Assessed 2023
Previous assessed
$518,920
+0.0% YoY
Effective rate
4.59%
On assessed value
Assessed land
$51,210
Assessed improvement
$467,710
Land market value
$146,300
Improvement market value
$1,336,300
Total market value
$1,482,600
Applied tax rate
245.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
YES
Cooling
NONE
Buildings
6
Stories
2
Units
1
Bathrooms
49
Total area
13,556 SF
Lot
3.46 ac (150,718 SF)
APN
95-01665
UPID
US66-1129253
Jurisdiction
STARK
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
$1.1M
RESTAURANT
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1979
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Buildings
6
Units
1
Bathrooms
49
Lot
3.46 ac
Current owner
From public records · entity-resolved
Waterside Holdings LLC
Entity
Mailing address
8 NACHAL ALEXANDAR, BEAVERDAM, OH 45808
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2020
—
Waterside Holdings LLC
Kelar Properties LLC
Warranty Deed
$975,000 · Stronghill Cap LLC
Mar 31, 2016
$119,900
Kelar Properties LLC
Lakeview Estates Ltd
Grant Deed
$800,000 · First Nat'l Bk/pa
Apr 10, 2012
—
Lakeview Ests Ltd
Lakeview Ests Ltd
Quit Claim Deed
related
$675,000 · Dollar Bank Fsb
—
—
Lakeview Estates Ltd
—
Deed Of Trust
related
$850,000 · Firstmerit Bank NA
—
—
450 Waterside Holdings
—
Deed Of Trust
related
$975,000 · Stronghill Cap LLC
—
—
Lakeview Estates Ltd
—
Deed Of Trust
related
$850,000 · Firstmerit Bank NA
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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