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Property profile & analytics
OFF-MARKET
Estimated value
$2,160,000
Assisted living facilities
5440 Charlesgate Rd Dayton, OH 45424-1049
Individually Owned
10-yr Hold
Free & Clear
Property ID
US66-1103887
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
WOOD
Total area
33,634 SF
Lot
3.12 ac (135,907 SF)
APN
P70 02001 0003
UPID
US66-1103887
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
-
The Laurels of Huber Heights Nursing Home
-
PARMINDER K MODGIL Physician
-
Sharla Cantrell Geriatric Care Provider
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$2.16M
Owner & transaction history
Ohi Asset Oh Huber Heights L · 10 yrs held
Ohi Asset Oh Huber Heights L
since 2016
7 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,790,000
Current use
Blend value · Realmo final
$2.16M
Range $1.94M – $2.38M · ±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
$64 / 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
$107,522
Tax year 2023
Assessed value
$1,389,420
Assessed 2023
Previous assessed
$1,389,420
+0.0% YoY
Effective rate
7.74%
On assessed value
Assessed land
$114,700
Assessed improvement
$1,274,720
Land market value
$327,720
Improvement market value
$3,642,060
Total market value
$3,969,780
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
33,634 SF
Lot
3.12 ac (135,907 SF)
APN
P70 02001 0003
UPID
US66-1103887
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.8M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) 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
1984
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
3.12 ac
Current owner
From public records · entity-resolved
Ohi Asset Oh Huber Heights L
Individual
Free & Clear · 10 yrs held
Mailing address
303 INTERNATIONAL CIR STE #200, HUNT VALLEY, MD 21030-1359
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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
Feb 5, 2016
$15,709,100
Ohi Asset Oh Huber Heights L
Laurels Of Huber Heights LLC
Grant Deed
—
Jun 25, 2010
—
5440 Charlesgate Road LLC
Thci Co LLC
Grant Deed
$5,832,600 · Housing & Healthcare Finance
Apr 6, 2010
—
Thci Co LLC
—
Deed Of Trust
related
$34,810,534 · Citicorp North America
Apr 3, 2009
—
Thci Co LLC
—
Deed Of Trust
related
$297,000,000 · Citicorp North America
Jul 3, 2008
—
Thci Co LLC
—
Deed Of Trust
related
$34,810,534 · Citigroup Global Markets Realt
—
—
Thci Co LLC
—
Deed Of Trust
related
$34,810 · Salomon Brothers Realty Corp
—
—
Thci Co LLC
—
Deed Of Trust
related
$255,037 · Salomon Brothers Realty Corp
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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