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Property profile & analytics
OFF-MARKET
Estimated value
$6,795,000
Assisted living facilities
8130 Millers Farm Ln Dayton, OH 45458-7301
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US66-6112425
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
FRAME
Total area
23,630 SF
Lot
2.67 ac (116,436 SF)
APN
O67 03815 0074
UPID
US66-6112425
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
$6.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.80M
Owner & transaction history
Black Knight 24 LLC · 1 yrs held
Black Knight 24 LLC
since 2024
Last sale
$6.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.8M
+197.0%
Restaurant
$5.7M
+190.9%
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
$6,795,000
ML approach
$6,795,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,825,000
Change: +197% · Conversion: Difficult
RESTAURANT
$5,705,000
Change: +191% · Conversion: Difficult
Blend value · Realmo final
$6.80M
Range $6.12M – $7.47M · ±10% · vs last sale $6.80M (Sep 9 2024)
Last sale anchor
$6.80M
Sep 9 2024
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
$288 / 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
$98,982
Tax year 2023
Assessed value
$1,157,120
Assessed 2023
Previous assessed
$1,157,120
+0.0% YoY
Effective rate
8.55%
On assessed value
Assessed land
$176,570
Assessed improvement
$980,550
Land market value
$504,490
Improvement market value
$2,801,560
Total market value
$3,306,050
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
1998
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Stories
1
Units
42
Total area
23,630 SF
Lot
2.67 ac (116,436 SF)
APN
O67 03815 0074
UPID
US66-6112425
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
OFFICE BUILDING
Est. value
$5.8M
RESTAURANT
Est. value
$5.7M
OFFICE BUILDING
RESTAURANT
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
1998
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
42
Lot
2.67 ac
Current owner
From public records · entity-resolved
Black Knight 24 LLC
Entity
Mailing address
902 NE CARNEGIE CTR STE #520, PRINCETON, NJ 08540-6531
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2024
—
Black Knight 24 LLC
Harleybird LLC
Limited Warranty Deed
—
Sep 9, 2024
$6,797,300
Black Knight 24 LLC
Harleybird LLC
Deed
—
Apr 18, 2024
$4,090,000
Harleybird LLC
Behavioral Health Real Estate Of Da
Limited Warranty Deed
$2,933,000 · Blue Cane Properties LLC
Feb 1, 2024
$2,600,000
Behavioral Health Real Estate Of Da
Dayton Bg Propco LLC
Limited Warranty Deed
—
Sep 8, 2016
$2,430,800
Dayton Bg Propco LLC
Ahc Sterling Hse Of Washington To
Grant Deed
—
Aug 3, 2011
—
Ahc Sterling Hse Of Washington To
—
Deed Of Trust
related
$437,777,000 · Oak Grove Commercial Mtg LLC
Dec 14, 2006
$2,600,000
Ahc Sterling Hse Of Washington To
Nationwide Health Props INC
Grant Deed
$91,937 · Liberty Mortgage Corp Georgia
—
—
Ahc Sterling Hse Of Washington To
—
Deed Of Trust
related
$132,296 · Capmark Bank
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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