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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Office buildings
8392 Tod Ave, Youngstown, OH 44512-6300
Individually Owned
2-yr Hold
Free & Clear
Property ID
US66-2387247
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
6,000 SF
Lot
0.8 ac (34,804 SF)
APN
29-035-0-075.00-0
UPID
US66-2387247
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
-
Institute for Motivational Living, Inc. Association / Organization
-
PeopleKeys Research And Product Development Business To Business Service
-
MedicalKeys Employment Agency
-
De-Cal Mechanical Contractors General Contractor Construction Company
-
hi HealthInnovations Hearing Aid Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$486k
Blend (final)
Blend
$505k
Owner & transaction history
Sanford G Kulkin · 2 yrs held
Sanford G Kulkin
since 2023
Last sale
$550,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$575,000
+32.4%
Retail stores
$555,000
+28.5%
Auto repair, garage
$510,000
+18.0%
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 Youngstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Youngstown 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
$430,000
ML approach
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$435,000
Current use
MEDICAL BUILDING
$575,000
Change: +32% · Conversion: Easy
RETAIL STORES
$555,000
Change: +29% · Conversion: Moderate
AUTO REPAIR, GARAGE
$510,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$470,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $550k (Dec 19 2023)
Last sale anchor
$550k
Dec 19 2023
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
$84 / 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
$12,131
Tax year 2023
Assessed value
$174,020
Assessed 2023
Previous assessed
$148,410
+17.3% YoY
Effective rate
6.97%
On assessed value
Assessed land
$26,620
Assessed improvement
$147,400
Land market value
$76,060
Improvement market value
$421,130
Total market value
$497,190
Applied tax rate
29.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1998
Heating
NONE
Stories
1
Total area
6,000 SF
Lot
0.8 ac (34,804 SF)
APN
29-035-0-075.00-0
UPID
US66-2387247
Jurisdiction
MAHONING
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 Current
Est. value
$435,000
MEDICAL BUILDING
Est. value
$575,000
RETAIL STORES
Est. value
$555,000
AUTO REPAIR, GARAGE
Est. value
$510,000
COMMERCIAL (GENERAL)
Est. value
$470,000
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1998
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Sanford G Kulkin
Individual
Free & Clear · 2 yrs held
Mailing address
8392 TOD AVE, YOUNGSTOWN, OH 44512-6300
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2023
—
Sanford G Kulkin
Sanford G Kulkin
Intrafamily Transfer
related
—
Nov 19, 2019
$550,000
Sanford G Kulkin
Glg Industries LLC
Warranty Deed
—
Jan 30, 2017
$40,000
Sanford G Kulkin
Glg Industries LLC
Limited Warranty Deed
—
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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