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Property profile & analytics
OFF-MARKET
Estimated value
$5,250,000
High-rise multifamily apartments
4955 Higbee NW Ave Canton, OH 44718-2547
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US66-0756845
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1979
Construction
FRAME
Total area
82,968 SF
Lot
1.99 ac (86,684 SF)
APN
16-30429
UPID
US66-0756845
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
-
Village Tower Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.89M
Blend (final)
Blend
$5.25M
Owner & transaction history
Village Tower Senior Housing Ltd · 18 yrs held
Village Tower Senior Housing Ltd
since 2008
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.7M
+82.9%
Retail stores
$7.2M
+51.0%
Neighborhood: shopping center
$7.1M
+50.1%
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 Canton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canton 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
APARTMENT HOUSE (5+ UNITS)
$4,740,000
Current use
MEDICAL BUILDING
$8,670,000
Change: +83% · Conversion: Moderate
RETAIL STORES
$7,160,000
Change: +51% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,115,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$6,735,000
Change: +42% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,975,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$5.25M
Range $4.73M – $5.78M · ±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
$63 / 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
$60,740
Tax year 2023
Assessed value
$1,043,950
Assessed 2023
Previous assessed
$1,043,950
+0.0% YoY
Effective rate
5.82%
On assessed value
Assessed land
$128,980
Assessed improvement
$914,970
Land market value
$368,500
Improvement market value
$2,614,200
Total market value
$2,982,700
Applied tax rate
130.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1979
Construction
FRAME
Heating
YES
Cooling
NONE
Stories
6
Units
1
Bathrooms
102
Total area
82,968 SF
Lot
1.99 ac (86,684 SF)
APN
16-30429
UPID
US66-0756845
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
$4.7M
MEDICAL BUILDING
Est. value
$8.7M
RETAIL STORES
Est. value
$7.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.1M
OFFICE BUILDING
Est. value
$6.7M
COMMERCIAL (GENERAL)
Est. value
$5.0M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1979
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
6
Units
1
Bathrooms
102
Lot
1.99 ac
Current owner
From public records · entity-resolved
Village Tower Senior Housing Ltd
Individual
Mailing address
4420 SHERWIN RD, WILLOUGHBY, OH 44094-7994
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2008
$2,695,000
Village Tower Senior Housing Ltd
Village Tower Apartments INC
Limited Warranty Deed
$36,260,000 · National City Bank
—
—
Vilalge Tower Senior Hsng LLC
—
Loan Modification
related
$3,612,500 · * Other Institutional Lenders
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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