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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Office buildings
705 Brown School Rd Vandalia, OH 45377-3113
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US66-1093131
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
FRAME
Total area
5,018 SF
Lot
0.98 ac (42,558 SF)
APN
B02 00408 0014
UPID
US66-1093131
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
-
Recovery Works Healing Center Medical Clinic
-
Ciara Bobbitt Physician Medical Clinic
-
Michael Yoakum Physician
-
Jessica Cramer Counselor Social Worker
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$485k
CAP Approach
CAP
$680k
Comparable Approach
Comparable
$356k
Blend (final)
Blend
$520k
Owner & transaction history
Brown School Road Investment LLC · 1 yrs held
Brown School Road Investment LLC
since 2025
Last sale
$600,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$480,000
+55.7%
Auto repair, garage
$325,000
+5.8%
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 Vandalia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vandalia 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
$395,000
ML approach
$485,000
CAP Approach
CAP Return
Estimation
6%
$735,000
6.5%
$680,000
7%
$630,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$480,000
Change: +56% · Conversion: Easy
AUTO REPAIR, GARAGE
$325,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $600k (May 20 2025)
Last sale anchor
$600k
May 20 2025
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
$104 / 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
$6,933
Tax year 2023
Assessed value
$87,750
Assessed 2023
Previous assessed
$87,750
+0.0% YoY
Effective rate
7.90%
On assessed value
Assessed land
$20,950
Assessed improvement
$66,800
Land market value
$59,860
Improvement market value
$190,860
Total market value
$250,720
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
5,018 SF
Lot
0.98 ac (42,558 SF)
APN
B02 00408 0014
UPID
US66-1093131
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
APARTMENT HOUSE (5+ UNITS)
Est. value
$480,000
AUTO REPAIR, GARAGE
Est. value
$325,000
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1977
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Brown School Road Investment LLC
Entity
Mailing address
705 S BROWN SCHOOL RD, VANDALIA, OH 45377-3113
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2025
$600,000
Brown School Road Investment LLC
Kbpcaa Investments LLC
Warranty Deed
$1,528,000 · Provident Bank
Feb 7, 2022
—
Krpcaa Investments LLC
—
Deed
related
$238,525 · Wright-patt Credit Union INC
Dec 20, 2017
$225,000
Kbpcaa Investments LLC
Frydman,diana D
Warranty Deed
$225,000 · Wright-patt Cu
Feb 26, 2001
—
Ronald T Frydman
Frydman,diana D
Quit Claim Deed
related
—
—
—
Diana D Smedley
—
Deed Of Trust
related
$25,000 · Bank First National
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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