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Property profile & analytics
OFF-MARKET
Estimated value
$30,530,000
Office buildings
950 Forrer Blvd Dayton, OH 45420-1469
Individually Owned
3-yr Hold
Free & Clear
Property ID
US66-6122028
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1944
Total area
216,867 SF
Lot
36.48 ac (1,589,243 SF)
APN
N64 03920 0001
UPID
US66-6122028
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
-
Synchrony Financial Corporate Office
-
Community Blood Center/Community Tissue Services Organ Donation And Tissue Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$36.23M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$30.53M
Owner & transaction history
Community Blood Center · 3 yrs held
Community Blood Center
since 2023
Last sale
$37.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$36.2M
+153.2%
Apartment house (5+ units)
$21.6M
+50.9%
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
$29,075,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$39,245,000
6.5%
$36,225,000
7%
$33,640,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$36,240,000
Change: +153% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$21,600,000
Change: +51% · Conversion: Easy
Blend value · Realmo final
$30.53M
Range $27.48M – $33.58M · ±10% · vs last sale $37.00M (Apr 27 2023)
Last sale anchor
$37.00M
Apr 27 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
$141 / 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
$417,937
Tax year 2023
Assessed value
$4,323,490
Assessed 2023
Previous assessed
$2,492,890
+73.4% YoY
Effective rate
9.67%
On assessed value
Assessed land
$183,480
Assessed improvement
$4,140,010
Land market value
$524,220
Improvement market value
$11,828,590
Total market value
$12,352,810
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
1944
Heating
YES
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
216,867 SF
Lot
36.48 ac (1,589,243 SF)
APN
N64 03920 0001
UPID
US66-6122028
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
MEDICAL BUILDING
Est. value
$36.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$21.6M
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1944
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
36.48 ac
Current owner
From public records · entity-resolved
Community Blood Center
Individual
Free & Clear · 3 yrs held
Mailing address
349 S MAIN ST, DAYTON, OH 45402-2715
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2023
$3,666,667
Community Blood Center
Kettering 950 Forrer LLC
Limited Warranty Deed
—
May 9, 2022
$7,500,000
Kettering 950 Forrer LLC
F1 Kettering LLC
Limited Warranty Deed
$14,000,000 · Tristate Capital Bank
Jun 11, 2013
—
F1 Kettering LLC
—
Deed Of Trust
related
$13,055,000 · Wells Fargo Bk Nw NA (ce)
Nov 26, 2008
—
F1 Kettering LLC
Forward One LLC
Grant Deed
$20,000,000 · Db Private Wealth Mortgage
Sep 11, 2006
$37,945,000
Forward One LLC
Ab Kettering LLC
Grant Deed
—
Aug 17, 2005
$22,500
Ab Kettering LLC
Banc One Building Corp
Grant Deed
$19,500,000 · Tcf National Bank
Aug 1, 2003
—
Bank One Building
Jp Morgan Trust Co
Grant Deed
related
—
—
—
Ab Kettering LLC
—
Deed Of Trust
related
$300,000 · Tcf National Bank
—
—
Ab Kettering LLC
—
Deed Of Trust
related
$1,000,000 · Tcf National 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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