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Property profile & analytics
OFF-MARKET
Estimated value
$2,555,000
Office buildings
100 Hines Hl Rd Hudson, OH 44236-1115
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US66-2698611
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2011
Total area
25,652 SF
Lot
4.13 ac (179,903 SF)
APN
13-00983
UPID
US66-2698611
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
-
Arhaus Furniture South Building Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$2.56M
Owner & transaction history
Premier 124 Hines LLC · 3 yrs held
Premier 124 Hines LLC
since 2022
Last sale
$2.8M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.9M
+43.5%
Auto repair, garage
$2.6M
+28.1%
Commercial (general)
$2.5M
+24.5%
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 Hudson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hudson 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
$2,255,000
ML approach
$2,420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,990,000
Current use
RESTAURANT
$2,855,000
Change: +43% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,550,000
Change: +28% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,480,000
Change: +25% · Conversion: Easy
MEDICAL BUILDING
$2,400,000
Change: +21% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,400,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$2.56M
Range $2.30M – $2.81M · ±10% · vs last sale $2.75M (Sep 2 2022)
Last sale anchor
$2.75M
Sep 2 2022
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
$100 / 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
$53,559
Tax year 2023
Assessed value
$681,070
Assessed 2023
Previous assessed
$681,070
+0.0% YoY
Effective rate
7.86%
On assessed value
Assessed land
$50,030
Assessed improvement
$631,040
Land market value
$142,950
Improvement market value
$1,802,960
Total market value
$1,945,910
Applied tax rate
13.0000
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
2011
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
25,652 SF
Lot
4.13 ac (179,903 SF)
APN
13-00983
UPID
US66-2698611
Jurisdiction
SUMMIT
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
$2.0M
RESTAURANT
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2011
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
4.13 ac
Current owner
From public records · entity-resolved
Premier 124 Hines LLC
Entity
Mailing address
100 E HINES HL RD, HUDSON, OH 44236-1115
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2024
—
124 Hines LLC
—
Deed
related
$2,200,000 · The Middlefield Banking Co
Sep 2, 2022
$2,750,000
Premier 124 Hines LLC
Hemingway At Boston Heights LLC
Limited Warranty Deed
$2,250,000 · Linda Klais Living Revocable Trust
Apr 10, 2012
—
Hemingway Of Boston Heights LLC
—
Deed Of Trust
related
$19,000,000 · Key Bank NA
Jul 20, 2011
—
Hemingway Of Boston Heights LLC
—
Deed Of Trust
related
$3,300,000 · Firstmerit Bank NA
Jun 27, 2011
—
Hemingway Of Boston Heights LLC
Ninth Fairway LLC
Grant 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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