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Property profile & analytics
OFF-MARKET
Estimated value
$9,875,000
Apartment buildings
7300 Nightingale Dr Holland, OH 43528-9353
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US66-0905314
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Total area
178,915 SF
Lot
13 ac (566,280 SF)
Zoning code
19-R3
APN
65-83251
UPID
US66-0905314
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
-
Fox Chase Apartments Apartment Complex Apartment Building
-
Derby Village Townhomes Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.41M
Blend (final)
Blend
$9.88M
Owner & transaction history
Hep Toledo LLC · 3 yrs held
Hep Toledo LLC
since 2022
7 recorded transactions
Zoning & alternative use
19-R3 · Holland, OH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$14.5M
+101.8%
Auto repair, garage
$13.1M
+82.3%
Retail stores
$12.7M
+76.0%
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 Holland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holland 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)
$7,185,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$14,505,000
Change: +102% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,100,000
Change: +82% · Conversion: Difficult
RETAIL STORES
$12,650,000
Change: +76% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,545,000
Change: +61% · Conversion: Moderate
OFFICE BUILDING
$11,120,000
Change: +55% · Conversion: Moderate
Blend value · Realmo final
$9.88M
Range $8.89M – $10.86M · ±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
$55 / 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
$342,026
Tax year 2023
Assessed value
$3,843,980
Assessed 2023
Previous assessed
$3,843,980
+0.0% YoY
Effective rate
8.90%
On assessed value
Assessed land
$415,835
Assessed improvement
$3,428,145
Land market value
$1,188,100
Improvement market value
$9,794,700
Total market value
$10,982,800
Applied tax rate
65.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1988
Heating
NONE
Stories
2
Units
218
Total area
178,915 SF
Lot
13 ac (566,280 SF)
Zoning code
19-R3
APN
65-83251
UPID
US66-0905314
Jurisdiction
LUCAS
Zoning & alternative use
19-R3 · Holland, OH
Zoning 19-R3 · permitted uses
19-R3 · Holland, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.5M
AUTO REPAIR, GARAGE
Est. value
$13.1M
RETAIL STORES
Est. value
$12.7M
COMMERCIAL (GENERAL)
Est. value
$11.5M
OFFICE BUILDING
Est. value
$11.1M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1988
Heating
NONE
Stories
2
Units
218
Lot
13 ac
Current owner
From public records · entity-resolved
Hep Toledo LLC
Entity
Mailing address
1080 PITTSFORD VICTOR RD STE #100, PITTSFORD, NY 14534-3805
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2024
—
Hep Toledo LLC
—
Deed
related
$4,849,000 · Berkadia Commercial Mortgage LLC
Oct 26, 2022
—
Hep Toledo LLC
Fox Chase Apartments I LLC
Limited Warranty Deed
$22,520,000 · Berkadia Commercial Mortgage LLC
Jun 19, 2019
—
Fox Chase Apartments 1 LLC
—
Deed
related
$481,000 · Jpmorgan Chase Bank NA
Feb 10, 2017
—
Fox Chase Apartments 1 LLC
Drg Fox Chase Ri LLC
Quit Claim Deed
—
Jul 26, 2007
$746,205
Drg Fox Chase Tic 5 LLC
Drg Fox Chase LLC
Warranty Deed
—
Jul 26, 2007
$870,573
Drg Fox Chase Tic 11 LLC
Drg Fox Chase LLC
Warranty Deed
—
Jul 26, 2007
$1,617,993
Drg Fox Chase Tic 6 LLC
Drg Fox Chase LLC
Warranty Deed
—
Jul 26, 2007
$1,243,700
Drg Fox Chase Tic 2 LLC
Drg Fox Chase LLC
Warranty Deed
—
Jul 26, 2007
$497,470
Drg Fox Chase Tic 12 LLC
Drg Fox Chase LLC
Warranty Deed
—
Jul 26, 2007
$1,492,423
Drg Fox Chase Tic 3 LLC
Drg Fox Chase LLC
Warranty Deed
—
Jul 26, 2007
$568,364
Drg Fox Chase Tic 1 LLC
Drg Fox Chase LLC
Warranty Deed
—
Jul 26, 2007
$2,487,352
Drg Fox Chase Tic 7 LLC
Drg Fox Chase LLC
Warranty Deed
—
Jul 26, 2007
$14,196,610
Drg Fox Chase Tic 4 LLC
Drg Fox Chase LLC
Warranty Deed
—
Apr 18, 2007
$21,050,000
Drg Fox Chase Ri LLC
T-rex Residl At Holland LLC
Grant Deed
$14,525,000 · Citigroup Global Markets
Sep 18, 2003
$176,500
T-rex Residential Holland LLC
Trinet,tr
Grant Deed
$15,000,000 · Greenwich Capital Fin'l Produc
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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